SAVANNAH STUDIOS
DEVELOPMENT OPPORTUNITY SAVANNAH, GA
FILM PRODUCTION STUDIO DEVELOPMENT OPPORTUNITY IN ONE OF THE WORLD’S TOP FILMING LOCATIONS PRIVILEGED & CONFIDENTIAL
TABLE OF CONTENTS
1 OVERVIEW
Savannah Studios Overview Project Summary Location
2 MARKET FACTORS
Evolution of Studio Demand in the U.S. Industry Tax Incentive Georgia Studio Market Savannah Studio Market
3 SAVANNAH STUDIOS Support Partners Site Renderings Phasing Financials
2
SAVANNAH STUDIOS OVERVIEW LINCOLN PROPERTY COMPANY HAS BEEN AWARDED THE EXCLUSIVE OPPORTUNITY TO DEVELOP A PRIME, 54-ACRE SITE ALONG I-95 IN SAVANNAH, GEORGIA WHICH WILL BECOME THE PREEMINENT PRODUCTION STUDIO CAMPUS IN THE SOUTHEASTERN U.S. COASTAL REGION. The property is currently a satellite campus of the Georgia Institute of Technology (Georgia Tech) with 3 classroom buildings totaling 114,000 square feet on 54 acres of land supported by a network of roadways and infrastructure. Once Georgia Tech vacates the property in 2023, the resulting development would include over 500,000 square feet of production studios, commissary, support office, mill and yard space. The existing structures would be reclaimed and repurposed as office, training and dormitory space. The property would be acquired through a 99-year ground lease with Georgia Tech and would include options to acquire an additional 73 acres adjacent to the property for complementary mixed-use development through the Savannah Economic Development Authority.
The proposed $225 million development, working under the name of Savannah Studios, has the full support and commitment of several significant State and local agencies, each of which are intent on enhancing marketing of the project and creating the support labor pool and trades necessary for a major content creator to flourish in this market. Additionally, Georgia Tech desires to play a complementary role for Savannah Studios by offering opportunities for technical training and access to resources from one of America’s top tier research and engineering university.
3
PROJECT SUMMARY Size:
54 acre, “shovel ready” site with Interstate 95 exposure just 5 miles from the Savannah International Airport
Site:
To be procured from Georgia Tech under a 99-year ground lease at favorable terms. (See Financial Underwriting Section)
Development Components:
State-of-the-art, highly amenitized studio lot, including: • Sound Stages – 12 at 228,100 SF • Production Office/Support – 204,888 SF • Mill/Storage – 50,000 SF • Executive Office – 27,633 SF • Lodging – 27,633 SF
Total Project Costs:
$224.1 Million
Equity Requirement (40%):
$89.6 Million
LTV:
60%
Hold Period:
4 years
Return on Cost (Untrended/Trended):
8.45% /10.19%
IRR (Leveraged/Unleveraged):
16.3%/23.9%
Equity Multiple:
2.19x
4
SAVANNAH STUDIOS: LOCATION MAP 85 Columbia
95
20 Augusta
75
4 HRS | Atlanta, GA
2 HRS | Charleston, SC
16
Savannah Studios
2 HRS | Jacksonville, FL
75 95
10
5
ah
SAVANNAH STUDIOS: GREATER SURROUNDING COMMUNITY 1
SAVANNAH STUDIOS
2
Savannah International Airport
1
95
8 minute drive
3
Industrial Corridor
4
Port of Savannah
5
Historic Downtown Savannah
6
Savannah College of Art & Design
4
2
20 minute drive
80 AU G
US TA
3
Hotels
RD Food & Beverage Options
5
16 JIM GILLIS
HISTORIC
SAVANNA HP
KWY
6 6
SITE & NEIGHBORHOOD
2
1 JIMM
Y DELOACH PKWY
AR UST
AUG
95
D
3 4
1
SAVANNAH STUDIOS
2
I-95
3
Royal Cinemas & IMAX
4
Walmart, Home Depot, TJ Maxx, & Sam’s Club
5
Tanger Outlet Mall
6
Crosswinds Golf Club
7
Hotels
8
Savannah International Airport
7
5
6 8
NEIGHBORHOOD HIGHLIGHTS
• Near commercial centers with plentiful • Close to a variety of primary, secondary, and postat / Copernicus, Maxar Technologies, U.S. Geological Survey, USDA Farm Service Agency, Map data ©2022 retail, dining, and lodging amenities. secondary schools. •
Near the airport, railroad, and I-95, increasing ease of freight shipments and travel.
2000 ft 7
MARKET FACTORS
8
PRODUCTION STUDIOS INVESTMENT FUNDAMENTALS EVOLUTION OVERVIEW
AN IMBALANCE OF SUPPLY & DEMAND • Content wars continue to drive growth in production volume and content spending • Production growth outpacing supply of studios
THE EVOLUTION OF PRODUCTION TENANCY • Legacy Hollywood production outfits have been disrupted by Subscription Video on Demand (SVOD) tech corporations • Longer lease terms and enhanced tenant credit profile
AN INSTITUTIONALIZED ASSET CLASS • Traditional independent studio owner operators are being replaced by institutional real estate investors with dedicated studio operating platforms • Growing investor demand drives cap rate compression and enhances liquidity
9
PRODUCTION BOOM CREATES SUPPLY & DEMAND IMBALANCE IMPACT OF PRODUCTION BOOM
• •
Video Streaming Industry Revenue Increased demand for contentTotal andUS increased content spending directly translates into Yr US Video Streaming Revenue Growth Rate increased demand for purpose built production studios
2015 $7,100,000,000 2016in content $9,300,000,000 30.99% The rapid and robust growth spending has far outpaced the supply of purpose 2017 $12,500,000,000 34.41% built studios, creating a severe supply and demand imbalance 2018 $15,200,000,000 21.60% 2019 $18,800,000,000 23.68% 2020 $24,100,000,000 28.19% 14.49% 2021 $27,000,000,000 12.03% 2022 $30,000,000,000 11.11% 2023 $34,000,000,000 13.33% 2024 $38,000,000,000 11.76% 2025 $42,000,000,000 10.53%
STREAMING COMPANIES THRIVE AS SUBSCRIBERS & REVENUE GROW AT RECORD BREAKING RATES
Source: Grand View Research, pwc, Statista Link: https://www.businessofapps.com/data/video-streaming-app-market/
Source: Grand View Research, PWC, Statista
Subscriber Bases & Revenue Continue to Grow For Streaming Subscription and Revenue GrowthCompanies of Streaming (SVOD) Companies 300.00
14.5% Average Annual Growth Rate of U.S. Video Streaming Revenues Forecasted for 2020-2025
$50.00
290.00
$40.00
280.00 270.00
$30.00
260.00
$20.00
250.00
$10.00
240.00 230.00
2019
2020 SVOD Subscribers ($M)
2021
2022
2023
–
65% (500M+ Nominal) Increase in Global SVOD Subscriber Base Forecasted for 2020-2026
SVOD Subscription Revenue ($B)
10
Amazon Netflix Hulu HBOmax
30% 34% 24% 51%
20% 16% 11% 17%
13% 16% 11% 22%
12 15 21
PRODUCTION BOOM CREATES SUPPLY & DEMAND IMBALANCE INDUSTRY LEADERS COMPETE IN ORIGINAL CONTENT ARMS RACE FOR MARKET SHARE
SVOD Viewer Content Preference 120% Older Movies
50.25%
Average Preference for Original Content
Disney NBCU Netflix ViacomCBS Warner Media Amazon
2017 16,000,000,000 10,500,000,000 6,500,000,000 10,000,000,000 8,000,000,000 4,800,000,000
Across Amazon, Netflix, Hulu, and HBO Max
2021 31,000,000,000 17,500,000,000 17,000,000,000 15,000,000,000 16,500,000,000 9,000,000,000
Current Season of Network TV Prior Seasons of Network TV Series
100% 80% 60%
Other Originals Recent Movies Original TV Programs
40%
8% 9%
7%
9%
12%
15%
25%
22%
13%
16%
14% 9%
20%
16%
21%
17%
11% 11%
20% 0%
30%
34%
24%
51%
Amazon
Netflix
Hulu
HBOmax
Global Content Spend ($) by SVOD Companies 35,000,000,000 30,000,000,000 25,000,000,000
94%
20,000,000,000
More Spent on Content in 2021 than 2017
15,000,000,000 10,000,000,000
Average across Disney, Netflix, NBCU, Amazon, & Warner Media
5,000,000,000 0
Disney
NBCU
Netflix 2017
ViacomCBS
Warner Media
Amazon
2021
11
PRODUCTION TENANT MAKEOVER The introduction of credit tenancy and substantial term length will continue to drive VALUE CREATION IN THE STUDIO PRODUCT TYPE. Old Hollywood
New Hollywood
INCREASED TERM & ENHANCED CREDIT Studio assets have traditionally been leased on a shorter term basis - ex. 3-12 months. •
•
•
Studio leases have historically been entered into by the project specific production company (i.e. Mad Men Season 3, LLC) Production budgets typically have a time horizon of 6-24 months, mitigating a production company’s ability to make financial commitments outside of that period Uncertainty around next season’s renewal and future funding similarly mitigates a production company’s ability to sign longer term commitments
SVOD companies don’t face the same limitations as production companies and increasingly demonstrate a desire for longer term leases. •
•
•
Streaming companies have the balance sheet and scale to sign 10+ year studio leases as they do in other real estate product types Streaming companies have a predictable and growing pipeline of original content to ensure utilization of leased assets Streaming companies have recognized that in a highly competitive leasing market, having long term control of studio assets is critical to managing their content supply chain
The major players in the SVOD market are among the most valuable and creditworthy companies in the world. •
Apple: $2.61T (mkt cap.) • AAA Credit
•
Amazon: $1.47T (mkt cap.) • AA Credit
•
Disney: $264.4B (mkt cap.) • BBB+ Credit
•
Netflix: $165B (mkt cap.) • BBB Credit
12
INSTITUTIONALIZATION OF STUDIO ASSETS
RISING INTEREST IN THE HISTORICALLY UNDER OPERATED INSTITUTIONAL OWNERS OF STUDIO ASSETS
Studio ownership has traditionally been concentrated among independent, non-institutional owner operators and owner-user legacy Hollywood studios.
Growing production tenancy demand has spurred robust institutional investor demand for studio investment opportunities. • $7B+ of institutional real estate capital has been invested in studio assets in the U.S. since 2018 Increasing institutional ownership with experienced studio operating platforms increase values for the asset class • Greater investor demand enhances liquidity and compresses cap rates • Growing presence of institutional management drives a more efficient and competitive marketplace to provide ancillary services
PROJECT
ADDRESS
CITY
RSF
# SOUND STAGES
YEAR BUILT/ RENO
SALE DATE
PURCHASE PRICE
$/SF
% LEASED
ACRES
BUYER
SELLER
CBS Radford Studios
4024 Radford Ave.
Studio City
1,100,000
22
Varies
Dec-21
$1,850,000,000
$1,682
100%
20.00
Hackman Capital Partners
CBS
Hudson Pacific / Blackstone Portfolio
1040 N Las Palmas Ave.
Hollywood
2,250,000
35
-
Jul-20
$1,650,000,000
$733
100%
260.59
The Blackstone Group L.P.
Hudson Pacific Properties, Inc.
The Culver Studios
9336 Washington Blvd.
Culver City
720,850
13
-
Nov-19
$1,005,000,000
$1,394
100%
12.54
Square Mile Capital
Hackman Capital Partners
MBS Media Campus
1600 Rosecrans Ave.
Manhattan Beach
590,000
15
-
Aug-19
$450,000,000
$763
100%
20.38
Hackman Capital Partners
The Carlyle Group
CBS Television Studios
7800 Beverly Blvd.
West Hollywood
881,963
8
1952
Feb-19
$750,000,000
$850
100%
24.46
Hackman Capital Partners
CBS
Silvercup Studios
34 Starr Ave.
Long Island City
502,000
23
1983
Sep-20
$560,000,000
$1,116
100%
10.40
Hackman Capital Partners
Silvercup Studios
Kaufman Astoria
34 36th St.
Long Island City
600,000
11
1980
Nov-21
$900,000,000
$1,500
90%
5.50
Hackman Capital Partners
Kaufman Organization
13
NATIONAL LEADER IN PRODUCTION TAX INCENTIVES The state of Georgia presents the most durable and scalable production tax incentives of any destination filming state, continuously drawing productions from across the country. Georgia
New York
Louisiana
New Mexico
Incentive %
20% - 30%
25% - 35%
25% - 40%
25% - 35%
Annual Cap
N/A
$420,000,000
$180,000,000
$130,000,000
$500,000
$1,000,000
$300,000
N/A
$1,200,000,000
$420,000,000
$150,000,000
(unavailable)
Minimum Qualifying Budget 2021 Credits Awarded
GEORGIA AWARDED
MORE THAN 3X THE TOTAL PRODUCTION INCENTIVES AS ITS CLOSEST COMPETITOR IN 2021
THE SAVANNAH FILM COMMISSION OFFERS AN INCREMENTAL
10% CREDIT BRINGING THE TOTAL POTENTIAL INCENTIVE TO A NATION LEADING
30-40% CREDIT 14
GEORGIA STUDIO MARKET OVERVIEW WHY GEORGIA?
$4 B
IN DIRECT SPENDING ON GA PRODUCTIONS IN 2021
366
2021 PRODUCTIONS IN GEORGIA
IN 2021 GEORGIA-LENSED PRODUCTIONS EARNED
62 EMMMY AWARD
Represented by the following:
21
FEATURE FILMS
45
NOMINATIONS FROM THE TELEVISION ACADEMY
23 NOMINATIONS
7 NOMINATIONS
5 NOMINATIONS
18 NOMINATIONS
INDEPENDENT FILMS
222
TELEVISION & EPISODIC PRODUCTIONS
57
COMMERCIALS
21
MUSIC VIDEOS
15
$2,000,000,000 $1,500,000,000
GEORGIA HISTORICAL ECONOMIC IMPACT $1,000,000,000 $500,000,000 $0
2007
2008
2009
2010
2011
2012
2013
2014
2016
2016
2017
2018
2019
2020
2021
GEORGIA FILM & TELEVISION DIRECT SPEND: FY2007 - FY2021 Georgia Film and Television Direct Spend: FY2007 - FY2021 Total Productions
$4,500,000,000
160%
Feature Film, Independent Film, Television, and Episodic Productions 45% YoY
$4,000,000,000 $3,500,000,000
46 FILMS & SHOWS FILMING IN GA Notable include:
140%
Growth in 2021
350
THERE ARE CURRENTLY
120% 100%
300 $3,000,000,000
80% $2,500,000,000
250
60%
$2,000,000,000 40%
200
$1,500,000,000
20%
$1,000,000,000 150
0%
$500,000,000
-20%
100
$0
50 0
2007
2008
2009
2010
2011
2012
2013
Direct Spend
2016
2017
2018
2014
2016
2016
2017
2018
2019
2020
2021
-40%
% YoY Growth
2019
TOTAL PRODUCTIONS
2020
2021
COMPANIES CURRENTLY
FEATURE FILM, INDEPENDENT FILM, TELEVISION, Chart Title AND EPISODIC PRODUCTIONS 80%
350
71% increase in total productions since 2016
300 250
FILMING IN GA
70% 60% 50%
200
40% 150
30%
100
20%
50 0
10%
2016
2017
2018 Total Film & TV
2019 % Increase Since 2016
2020
2021
0%
16
GEORGIA STUDIOS SUPPLY
10
4 7
2
1
8
3
Studio
Address
Specs
Current Availability
1
Tyler Perry Studios
315 Deshler St SW, Atlanta GA 30310
12 stages, 250,000 sf
None
2
Trilith Studios
461 Sandy Creek Rd, Fayetteville GA 30214
24 stages, over 1 million total sf of space
None
3
Blackhall Studios
1415 Constitution Rd SE, Atlanta GA 30316
9 stages, 201,800 sf
None
4
Areu Bros. Studios
3133 Continental Colony Pkwy SW, Atlanta GA 30331
5 soundstages, totaling 50,595 sf, 120,0000 sf of production space
None
5
Three Ring Studios
11642 GA-142, Covington GA 30014
4 Soundstages totaling 110,000 sf (two stages are 36,400 sf, two are 18,200 sf)
Stage 1 available; Others available April 2022
6
Eagle Rock Studios Atlanta
6205 Best Friend Rd. Suite C, Norcross GA 30071
4 stages, totaling 119,418 sf
None
7
Atlanta Metro Studios
6010 Studio Way, Union City GA 30291
4 stages, totaling 135,000 sf
Stages 1 and 2 (60,000 SF) available
8
Eue / Screen Gems Studios
175 Lakewood Way SW, Atlanta GA 30315
11 stages, 250,000 sf of production space
Available through most of 2022
9
Eagle Rock Skyland
2225 Skyland Court, Norcross, GA 30071
2 floors offices, 2 large warehouses, truck court w/ ample parking, 8 DH, 2 DI doors
None
10
Third Rail Studios
5801 Peachtree Road, Atlanta, GA 30341
3 stages (20K each), 70K Sf mill/flex space, three office suites
Leased through Q1 2022
6, 9
5
17
SAVANNAH MARKET OVERVIEW SAVANNAH, GA • Being the first planned city in the U.S., Savannah has retained its original layout with 22 public squares, quaint brick streets, and an architectural timeline which dates back to 1733. • A wealth of period locations easily double as 19th century U.S. or European cities, marshes and swamps have played as Southeast Asia, and picturesque beaches are some of the few easily accessible shorelines on the Georgia coast. • A coastal city known for its well-preserved architecture and vibrant history • Home to 144,000 people and rapidly increasing, with population and job growth rates above the US average • Booming entertainment industry backed by city and state entertainment production incentives • Brands that have filmed in the Savannah Region:
18
SAVANNAH MARKET OVERVIEW: A FABULOUS PLACE TO LIVE, WORK AND FILM! WHY SAVANNAH?
#1
#1 smaller city
TOP 10 AIRPORTS IN THE UNITED STATES
BEST PLACES TO LIVE AND WORK AS A MOVIE MAKER
Conde Nast Traveler, 2021
MovieMaker Magazine, 2021
$125.6 M
185
SRFC, 2019
SRFC, 2019
2019 PRODUCTIONS DIRECT SPEND BY IN SAVANNAH ENTERTAINMENT PRODUCTIONS
#2
#3
FRIENDLIEST CITY
TOP 15 CITIES IN THE UNITED STATES
Trazee Travel, 2021
Travel + Leisure, 2021
#2
#1
SOUTH’S BEST CITIES
BEST PLACES TO VISIT IN GEORGIA
Southern Living, 2020
U.S. News & World Report, 2021
TOP 25
#2
TOP 25 HOTELS IN THE UNITED STATES
FAVORITE FOODIE CITY
Tripadvisor, 2021
Trazee Travel, 2021
19
SAVANNAH STUDIOS INVESTMENT FUNDAMENTALS 1
Favorable macroeconomic fundamentals will benefit Savannah amongst other production hubs.
2
Georgia film tax credits make Savannah a highly desirable filming location.
3
Deep history of on-location filming in Savannah and pipeline of production educated students from SCAD evidence demand for studio space in Savannah.
4
Historically productions have made do with warehouse space for filming needs in Savannah, though Savannah is now one of the lowest vacancy industrial markets driving down warehouse space availability.
5
Savannah has the building blocks of a first class production market, but has lacked the studio infrastructure to fully develop.
20
SAVANNAH FILM MARKET OVERVIEW $114 M
SAVANNAH PRODUCTION INDUSTRY ECONOMIC IMPACT IN 2021
88
PROFESSIONAL PRODUCTIONS SHOT IN SAVANNAH AREAS IN 2021
#1 OUTSTANDING FILM COMMISSION NAMED BY SAVANNAH REGIONAL FILM COMMISSION IN OCT-21
“Hollywood knows that Savannah is the go-to location for architectural treasures, top-notch crews, and locations that can double for just about anywhere in America,” - MovieMaker editorin-chief Tim Molloy
SCAD TALENT POOL •
More than 14,000 students
•
Leading the cultural film movement within Savannah
•
Boast a School of Entertainment Arts and a School of Digital Media
•
Host the annual Savannah Film Festival, the deFINE ART, Sidewalk Arts Festival, Sand Arts Festival, SCAD AnimationFest, SCAD GamingFest, SCAD aTVfest, and more
21
SAVANNAH FILMING HISTORY 27 FEATURE FILMS
SHOT IN SAVANNAH SINCE 2018 - MOST NOTABLE INCLUDE:
THE LONGEST YARD 1974
BAYWATCH 2017
GEMINI MAN 2019
RETURN OF THE SWAMP THING 1989
MAGIC MIKE XXL 2015
LADY AND THE TRAMP 2019
GLORY 1989
DIRTY GRANDPA 2015
FORREST GUMP 1994
THE LAST SONG 2010
MIDNIGHT IN THE GARDEN OF GOOD AND EVIL 1997
THE GENERAL’S DAUGHTER 1999
“When we first came and scouted Savannah it was really clear … this was the right place to film this story. It had incredible neighborhoods that were seemingly untouched from the turn of the century … and the city has rolled out the red carpet for us.” – “Lady And The Tramp” Executive Producer – Diane Sabatini 22
SAVANNAH HISTORICAL ECONOMIC IMPACT $
2013 31,366,028 $
2014 38,536,610 $
2015 126,895,852 $
2016 130,236,741 $
2017 137,925,691 $
2018 254,619,420 $
2019 266,382,889 $
2020 45,347,239 $
2021 2022 (projected) 241,070,178 $ 253,000,000
TOTAL ECONOMIC IMPACT PER YEAR $300,000,000 $250,000,000 $200,000,000 $150,000,000 $100,000,000 $50,000,000 $-
2013
2014
2015
2016
2017
direct spend
2018
2019
2020
2021
2022 (projected)
trend line
2013
2014
2015
2016
2017
2018
2019
2020
2021
Feature Films
$8,342,500
$13,933,000
$55,691,000
$26,847,127
$48,306,971
$85,990,000
$22,061,608
$9,075,980
$69,888,722
Television
$2,757,500
$1,323,465
$3,035,500
$33,419,000
$12,208,480
$31,303,500
$101,573,512
$10,603,300
$40,475,250
Commercials
$1,662,500
$1,073,300
$430,000
$145,000
$390,000
$423,250
$687,811
$275,250
$341,325
Still Photography
$1,333,500
$811,500
$229,300
$395,000
$738,350
$452,500
$217,500
$136,800
$287,100
$157,500
$-
$15,000
$40,000
$27,800
$5,200
$22,500
$10,000
$100,400
$330,000
$826,752
$282,100
$393,834
$3,117,950
$1,929,050
$1,089,375
$1,288,877
$2,619,551
$211,796
$209,629
$173,634
$192,464
$269,737
N/A
N/A
N/A
N/A
$14,795,296
$18,177,646
$59,856,534
$61,432,425
$65,059,288
$120,103,500
$125,652,306
$21,390,207
$113,712,348
2.12
2.12
2.12
2.12
2.12
2.12
2.12
2.12
2.12
$38,536,610 $126,895,852
$130,236,741
$137,925,691
$254,619,420 $266,382,889
$45,347,239
$241,070,178
Music Videos Other Student Total Local Spend Multiplier Total Economic Impact per Year
$31,366,028
23
SAVANNAH STUDIOS SUPPLY: VERY LIMITED OPTIONS Savannah Film Studios/SCAD
Savannah Film Factory
Site Details:
Site Details:
• Opened in 2014, the existing studio is a 22,000 sf facility housing 3 soundstages in a former meatpacking building.
• 140,000 sf two-story building on 3 acres in Downtown Savannah’s historic district.
• Under construction is a 10.9 acre project that will be completed in 2023.
• 5 studios ranging from 22,000 sf to 11,000 sf. 12,000 sf of office space.
• It will have a backlot that features scenes from Savannah’s historic district. This will be the “largest university backlot in the nation”.
Owned by Broadway Stages Ltd.
• Primarily used by students/limited outside availability
KAT-5 Studios/SCAD Site Details: • Sustainable Studio starting with 130,000 sf of soundstage and production space. • Set to be completed in December of 2022. • Not only is this a soundstage, but it is built to take a hit from a Category 5 hurricane, and serve as a staging ground for FEMA responses to state and federal declarations of emergency.
Savannah Fairgrounds (Proposed) • P3 Joint Venture Group. Mixed use project including 4 sound stages (20,000 sf each) over 6 acres.
• Primarily used by students/limited outside availability
24
SAVANNAH STUDIOS
25
SAVANNAH STUDIOS - SUPPORT PARTNERS Savannah Studios will have a strategic advantage through its association, support and sponsorship of several key state and local organizations. This begins with the State of Georgia’s durable and predictable Film and Production Tax Credits and its desire to continue to grow the industry throughout Georgia into communities that reach outside of Metro Atlanta. Secondly, Georgia Tech desires to partner with Savannah Studios to provide technical and engineering training and potentially share technologies being developed at The Institute. The Georgia Film Academy (GFA) will have permanent offices and training facilities at Savannah Studios and they will insure that well trained, support personnel are available for hire by interested production companies. Locally, the Savannah Economic Development Authority (SEDA) and the Savannah Regional Film Commission (SRFC) are nationally recognized organizations engaged in promoting the area’s film and production capabilities. Each are committed to the Savannah Studios project to ensure its success as the major production studio in Coastal Georgia.
26
SAVANNAH STUDIOS - SUPPORT PARTNERS TALENT DEVELOPMENT OPPORTUNITIES • Providing digital acumen for industry workers, for up-skilling/re-skilling • Providing logistics programs for digital editing training • Providing internship opportunities for returning veterans who are seeking opportunities and internships in civilian organizations (Savannah and Coastal Georgia is #5 in the US for the number of returning military personnel) • Ties to federal and state level workforce training grant opportunities • Mechanisms and pathways for providing education/training activities to recruit/retain workforce RESEARCH & DEVELOPMENT OPPORTUNITIES The faulty within Georgia Tech’s Colleges and Schools, along with GTRI have existing activities and desires in, as related to a potential film/e-entertainment interaction:
Potential areas of collaboration: • • • • • •
e-Sports Augmented Reality/Virtual Reality/Gaming User Interfaces and Interactive computing Human-Machine interaction Logistics and supply chain planning/research Tools/techniques/cognition in interactive digital education
The Georgia Film Academy is a collaboration of the University System of Georgia and the Technical College System of Georgia created by state leadership to meet education and workforce needs for high demand careers in Georgia’s film and creative industries. The GFA higher education program offers rigorous professional training, and may lead to union-covered film and television production craft internships and placement in creative industry apprenticeships and jobs. The GFA provides professional training in the form of Post Production education and AVID editing certification.
The Savannah Regional Film Commission is an AFCI certified Film Commission promoting the Savannah region as a premiere filming destination for productions. The main goal of the commission is to bring motion picture, television, and commercial productions tot he area to hire local crew and support local businesses. Since the office works under the umbrella of the Savannah Economic Development Authority (SEDA) we also help productions navigate local and state run incentive programs. In addition, the Savannah Regional Film Commission functions as a liaison between productions, local municipalities, and the community. 27
SAVANNAH STUDIOS SAVANNAH STUDIOS IS A NEW STATE-OF-THE-ART FILM STUDIO CAMPUS LOCATED IN A HIGHLY DESIRED FILMING LOCATION. • Complete with lodging, food, training facilities, sound stages, support spaces, and mills • Includes re-purposed existing buildings as a part of the new campus • Aimed to maximize studio campus capacity to create a critical mass for a sustainable film and content creation industry
All inclusive industry solution which attracts and meets the needs of large scape feature productions with diverse needs.
Designed to develop and build local talent in order to form a new economic center for film and content creation in Savannah.
Successfully leverages the unique location to allow for productions which require space, privacy, and reduced obstacles while filming. 28
SITE LAYOUT
12,000 SF 12,000 SF 12,000 SF 12,000 SF 12,000 SF
18,000 SF
12,000 SF
18,000 SF
18,000 SF
27,000 SF
18,000 SF 27,000 SF
18,000 SF
27,000 SF
18,000 SF
12,000 SF
27,000 SF
18,000 SF
31,500 SF
12,000 SF
25,000 SF 18,000 SF
24,100 SF 21,600 SF
82,400 SF
MILL PARKING 21,600 SF
BASECAMP
24,100 SF 27,000 SF 18,000 SF
41,700 SF
17,800 SF
25,000 SF
36,400 SF
18,000 SF
12,000 SF 12,000 SF
55,300 SF
29
SITE
30
31
GATE
32
PLAZA
33
LARGE SOUND STAGE
34
MEDIUM SOUND STAGE
35
NEEDINFO -RIOSIN NEED
1 •PHASE Lodging • Medium Soundstages • Production Support •PHASE Large 2 Soundstages • Commissary/ Education Facility •• Mill Medium Soundstages • Medium Soundstages PHASE PHASE 12 • Production Office•• Production Production Support Support • Large Soundstages PHASE 1 •PHASE Commissary/ Education Facility 1 • Lodging • Medium Soundstages •POTENTIAL Production Office3 Medium Soundstages PHASE • Mill 1 PHASE • Large Soundstages •• Lodging Large Soundstages Post-Production Offices • Production Support • Mill Mill •• Medium Soundstages tages • Additional Scenic Storage Medium Soundstages PHASE 2 • Production Support PHASE 2 PHASE 2 • Production Support Equipment Rental • Commissary/ Education Facility • Large Soundstages ges • Commissary/ Education Facility • Medium Soundstages Large Soundstages • Medium Soundstages • Commissary/ Facility PHASE 1 and Education Props •• Mill Production Office•• Costume • Production Office Production Support Production Office Mill • Production SupportHotel NOTE TO SELF: 3 DIFFERENT CO • Lodging •• Production Support • Lodging Production Training Facility Lodging port BUILDINGS FOR EACH PHASE. 3 Offices • Commissary/ Production Support •POTENTIAL ExecutivePHASE Producer • Education PHASE 2 Facility •PHASE Post-Production 2 FacilityOffices ucation • Facility Commissary/ Education • Medium Soundstages • Additional Scenic Storage PHASE 1 Medium Soundstages PHASE 1 e• Production Support •• Production ProductionOffice OfficeOffices Post-Production • Equipment Production Rental Support Medium Soundstages • Costume and Props ••• Lodging Lodging Additional Scenic Storage POTENTIAL PHASE •POTENTIAL Hotel PHASE 3 • 3 Production Support NOTE TO SELF: 3 DIFFERENT CO • Post-Production• Offices Equipment Rental• Production Training Facility Post-Production Offices BUILDINGS FOR EACH PHASE. • Additional Scenic Storage • Executive Offices AdditionalProducer Scenic Storage • Costume and Props • Equipment Rental • 2 Equipment Rental POTENTIAL PHASE tages • Costume and Props Medium Soundstages • Hotel • Costume and Props •• Post-Production Offices Post-Production Offices • Hotel port • Hotel Support Production Training Facility NOTE TO SELF: 3 DIFFERENT COLORS FOR NOTE TO SELF: 3 DIFFERENT CO ••• Additional Scenic Storage • Production Training Facility Production Training FacilityFOR EACH PHASE. Additional Scenic• Storage BUILDINGS BUILDINGS FOR EACH PHASE. • Executive Producer Offices Executive Rental Producer •• Equipment • Offices Executive Producer Offices
PHASE 1
PHASING PHASING
E3
Offices c Storage al ops
ing Facility cer Offices
PHASE 1 PHASE 2
PHASE 2
POTENTIAL PHASE 3 PHASE 2
PHASE 2 POTENTIAL PHASE 3
•
Equipment Rental
PHASE •POTENTIAL Costume and Props3 • Costume and Props •• Hotel Post-Production Offices Hotel ••• Production Facility AdditionalTraining Scenic Storage Production TrainingOffices Facility •• Executive Producer • • • • • •
PHASENOTE 1 TO SELF: 3 DIFF BUILDINGS FOR EAC
NOTE TO SELF: 3 DIFF BUILDINGS FOR EAC
Equipment Rental Executive Producer Offices Costume and Props Hotel NOTE TO SELF: 3 DIFFERENTNOTE COLORS TOFOR SELF: 3 DIFF Production Training Facility BUILDINGS FOR EACH PHASE. BUILDINGS FOR EAC Executive Producer Offices 36
UNDERWRITING SUMMARY SAVANNAH STUDIOS DEAL SUMMARY
03/11/22
Property Summary Building Name Address City, State Building Type Hold Period Site Acres Site SF Total Proposed Building GSF Total Proposed Building RSF Floors Parking Striped + Stacker Stalls Unreserved Stalls Reserved Stalls Total Striped Stalls Total Parking Oversell (UNRES ONLY) Total Parking
Savannah Studios ‐ Savannah, GA Studio 60 Months 42.70 Acres 1,860,012 SF 538,254 SF 513,601 SF 1 ‐ 4 Floors 1,481 1,332 149 1,481 199 1,680
Program Summary Sound Stages Production Office / Support Mill/Storage Space Storage Executive Office Lodging Total Project SF Return Summary Total Equity Investment Return on Cost (Untrended) Return on Cost (Trended)
95.42% Efficiency 2.88 / 1,000 90% 10% Ratio: 2.88 / 1,000 Oversell: 15% Ratio: 3.27 / 1,000
Development Costs Allocated Land Cost Acquisition & Closing Costs Hard Costs Soft Costs Leasing Costs (TI's & LC's) Loan Fees Capitalized Loan Interest Lease‐Up Operating Shortfall Total Development Costs
$/Amount $0 $3,546,114 $155,666,764 $35,955,971 $0 $1,980,994 $7,718,059 $15,242,575 $220,110,477
$/RSF $0.00 $6.90 $303.09 $70.01 $0.00 $3.86 $15.03 $29.68 $428.56
Sources & Uses of Capital Allocated Land Cost Acquisition & Closing Costs Hard Costs Soft Costs Leasing Costs (TI's & LC's) Loan Fees Capitalized Loan Interest Lease‐Up Operating Shortfall Total Project Costs % of Total
Use $0 $3,546,114 $155,666,764 $35,955,971 $0 $1,980,994 $7,718,059 $15,242,575 $220,110,477 100.00%
Debt $0 $2,127,668 $93,400,058 $21,573,583 $0 $1,188,597 $4,630,835 $9,145,545 $132,066,286 60.00%
Unleveraged IRR Leveraged IRR Equity Multiple Residual Sale Value Hold Period Residual NOI Exit Cap Gross Sale Proceeds Less: Closing Costs Less: Tuff Lease Obligation Less: Outstanding Debt Net Sale Proceeds Equity $0 $1,418,445 $62,266,705 $14,382,388 $0 $792,398 $3,087,224 $6,097,030 $88,044,191 40.00%
Construction Loan Financing Assumptions Loan Amount Loan To Cost Origination Fee Interest Rate Amortization Period Loan Period
GSF 228,100 204,888 50,000 – 27,633 27,633 538,254 $88,044,191 9.00% 10.86%
RSF 228,100 194,644 47,500 – 21,251 22,106 513,601 40.00%
16.13% 23.53% 2.17x
60 Months $22,188,941 6.75% $328,725,057 ($3,287,251) (13,937,775) ($132,066,286) $179,433,746
$132,066,286 60.00% 1.50% 5.00% I/O 60 Months
$640.04 1.00% ($27.14) ($257.14) $349.36
999
37
ANNUAL CASH FLOWS Yr. 1 REVENUE Real Estate Base Rents Sound Stage Production Support Office/Utility Space Mill/Storage Buildings Executive Office Buildings Base Camp Ancillary Revenues Lighting and Grip Power IT/Telephony Parking Expendables Overttime Security/Stage Managers Total Revenues
ANNUAL CASH FLOW SUMMARY Yr. 3 Yr. 4 Yr. 5
Yr. 2
Yr. 6
Yr. 7
Yr. 8
Yr. 9
Yr. 10
0 0 0 0 0 0 0 0 0 0 0 0 0 $0
0 0 0 0 0 0 0 0 0 0 0 0 0 $0
0 10,199,941 24,163,661 28,134,906 28,978,953 29,848,322 30,743,771 31,666,084 0 5,347,099 12,667,277 14,749,117 15,191,590 15,647,338 16,116,758 16,600,261 0 3,548,858 8,407,244 9,788,956 10,082,625 10,385,104 10,696,657 11,017,556 0 618,606 1,465,477 1,706,325 1,757,515 1,810,240 1,864,548 1,920,484 0 332,115 786,780 916,085 943,568 971,875 1,001,031 1,031,062 0 353,264 836,883 974,422 1,003,655 1,033,765 1,064,778 1,096,721 0 4,446,370 15,290,717 19,081,970 19,654,429 20,244,062 20,851,383 21,476,925 0 1,544,717 8,416,702 11,078,225 11,410,572 11,752,889 12,105,476 12,468,640 0 1,541,544 3,651,917 4,252,101 4,379,665 4,511,054 4,646,386 4,785,778 0 192,693 456,490 531,513 547,458 563,882 580,798 598,222 0 743,491 1,761,331 2,050,802 2,112,326 2,175,696 2,240,967 2,308,196 0 192,693 456,490 531,513 547,458 563,882 580,798 598,222 0 231,232 547,788 637,815 656,950 676,658 696,958 717,867 $0 $14,646,311 $39,454,378 $47,216,875 $48,633,382 $50,092,383 $51,595,155 $53,143,009
$0
$0
$0
OPERATING EXPENSES Real Estate Security Janitorial R&M CAM Utilities Other Insurance Management Fee Asset Management Fee Property Taxes Ground Lease Payment & Sublease Studio Operations Expenses Lighting and Grip Power IT/Telephony Parking Expendables Overttime Security/Stage Managers General and Administrative Studio Operations Lighting and Grip Operations Total Operating Expenses
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 $0
1,429,515 0 0 0 0 0 0 0 0 0 0 1,429,515 0 0 0 0 0 0 0 0 0 0 $1,429,515
NET OPERATING INCOME
$0 ($1,429,515) ($2,185,940)
General Vacancy Loss
($732,316) ($1,972,719) ($2,360,844) ($2,431,669) ($2,504,619) ($2,579,758) ($2,657,150)
2,185,940 6,575,998 10,148,078 11,138,625 11,391,220 11,651,049 11,918,320 12,193,251 0 839,172 1,279,233 1,424,443 1,467,177 1,511,192 1,556,528 1,603,224 0 671,337 1,023,387 1,139,555 1,173,741 1,208,954 1,245,222 1,282,579 0 167,834 255,847 284,889 293,435 302,238 311,306 320,645 0 167,834 255,847 284,889 293,435 302,238 311,306 320,645 0 167,834 255,847 284,889 293,435 302,238 311,306 320,645 0 167,834 255,847 284,889 293,435 302,238 311,306 320,645 0 251,751 383,770 427,333 440,153 453,358 466,958 480,967 0 878,779 2,308,081 2,691,362 2,772,103 2,855,266 2,940,924 3,029,152 0 146,463 384,680 448,560 462,017 475,878 490,154 504,859 0 722,886 1,091,268 1,203,344 1,227,411 1,251,959 1,276,999 1,302,539 2,185,940 2,394,273 2,654,273 2,664,473 2,674,877 2,685,489 2,696,313 2,707,354 0 2,236,522 6,249,775 7,532,563 7,758,540 7,991,296 8,231,035 8,477,966 0 308,943 1,683,340 2,215,645 2,282,114 2,350,578 2,421,095 2,493,728 0 1,233,235 2,921,533 3,401,681 3,503,732 3,608,844 3,717,109 3,828,622 0 154,154 365,192 425,210 437,966 451,105 464,639 478,578 0 297,397 704,532 820,321 844,931 870,278 896,387 923,278 0 173,424 410,841 478,361 492,712 507,494 522,718 538,400 0 69,369 164,336 191,345 197,085 202,997 209,087 215,360 0 2,354,075 3,588,553 3,995,902 4,115,779 4,239,252 4,366,430 4,497,423 0 1,464,254 2,232,109 2,485,484 2,560,048 2,636,850 2,715,955 2,797,434 0 889,821 1,356,444 1,510,418 1,555,731 1,602,403 1,650,475 1,699,989 $2,185,940 $11,166,596 $19,986,406 $22,667,090 $23,265,539 $23,881,597 $24,515,785 $25,168,640 $2,747,400 $17,495,253 $22,188,941 $22,936,173 $23,706,167 $24,499,612 $25,317,219
RECURRING CAPEX Capital Reserves L&G Depreciation Lighting and Grip Equipment (20 years) Heavy Equipment (15 years) FFE and Rollings Stock (5 years) Total Recurring Capex
0 0 0 0 0 0
0 182,653 114,050 7,603 61,000 182,653
0 595,217 456,200 38,017 101,000 595,217
52,615 595,217 456,200 38,017 101,000 647,832
80,206 595,217 456,200 38,017 101,000 675,423
89,311 595,217 456,200 38,017 101,000 684,527
91,990 595,217 456,200 38,017 101,000 687,207
94,750 595,217 456,200 38,017 101,000 689,966
97,592 595,217 456,200 38,017 101,000 692,809
100,520 595,217 456,200 38,017 101,000 695,737
CAPITAL INVESTMENT Studio Operations L&G Operations Lighting and Grip Equipment Heavy Equipment FFE, Marketing, Rollings Stock Total Capital Investment
0 0 0 0 0 0
0 2,700,050 2,281,000 114,050 305,000 2,700,050
650,000 7,499,200 6,843,000 456,200 200,000 8,149,200
0 0 0 0 0 0
0 0 0 0 0 0
0 0 0 0 0 0
0 0 0 0 0 0
0 0 0 0 0 0
0 0 0 0 0 0
0 0 0 0 0 0
TOTAL CAPITAL EXPENDITURES
0
2,882,703
8,744,417
647,832
675,423
684,527
687,207
689,966
692,809
695,737
38
DEVELOPMENT BUDGET
Savannah Studios ‐ Development Budget Lincoln Property Company 513,601 RSF
Category LAND / ACQUISITION COSTS Land & Building Acquisition Acquisition Fee Due Diligence & Closing Costs TOTAL LAND / ACQUISITION COSTS
($/Amount)
(RSF)
% of Total
Notes
0 958,114 2,588,000 3,546,114
0.00 1.87 5.04 6.90
0.00% 0.44% 1.18% 1.61%
HARD COSTS Hard Cost Construction GC Base GMP Sound Stage Mill & Storage Execuitve Office Production Office & Support Storage Lodging Ammenity & Commissary Irrigation & Retnetion Pond Sitework & Permits GC Base Conceptual Design Budget (Incl. Tiebacks)
51,322,500 3,750,000 2,072,475 42,616,704 0 6,908,250 6,219,850 1,000,000 20,460,132 134,349,911
99.93 7.30 4.04 82.98 0.00 13.45 12.11 1.95 39.84 261.58
23.32% 1.70% 0.94% 19.36% 0.00% 3.14% 2.83% 0.45% 9.30% 61.04%
Escalation Hard Cost Contingency TOTAL HARD COSTS
7,165,329 14,151,524 155,666,764
13.95 27.55 303.09
3.26% 6.43% 70.72%
4.00% / Yr 10.00%
23,350,015 23,350,015
45.46 45.46
10.61% 10.61%
15.00% of Hard Costs
2,335,001 225,000 1,875,000 8,170,955 35,955,971
4.55 0.44 3.65 15.91 70.01
1.06% 0.10% 0.85% 3.71% 16.34%
10.00%
191,622,735
373.10
87.06%
0 0 0
0.00 0.00 0.00
0.00% 0.00% 0.00%
195,168,848
380.00
88.67%
1,980,994 7,718,059 15,242,575 24,941,628
3.86 15.03 29.68 48.56
0.90% 3.51% 6.92% 11.33%
220,110,477
428.56
100.00%
0.50% of Project Costs
$225 / GSF $75 / GSF $75 / GSF $208 / GSF $0 / GSF $250 / GSF $350 / GSF $11 / Site SF
SOFT COSTS Soft Costs Before Contingency Subtotal Soft Costs Before Contingency Soft Cost Contingency Project Administration Fee Ground Rent During Development Developer's Management Fee (% of HCs & SCs) TOTAL SOFT COSTS TOTAL HARD & SOFT COSTS LEASING COSTS Tenant Improvement Allowance Leasing Commissions TOTAL LEASING COSTS TOTAL DEVELOPMENT COSTS BEFORE FINANCING COSTS FINANCING COSTS Loan Origination Fee (% of Loan) Capitalized Loan Interest Lease‐Up Operating Shortfall TOTAL FINANCING COSTS TOTAL DEVELOPMENT COSTS
4.50% of HC's, SC's, & TI's
See Assumptions Tab See Argus Tab
Origination Fee: 1.50% Interest Rate: 5.00%
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LPC SOUTHEAST 3405 Piedmont Road Suite 450 Atlanta, GA 30305 404.266.7600
WWW.LPCSOUTHEAST.COM
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