14.001007 RK Group Investments, N. Lauderdale, FL C-Store w/Retail
CAPITAL BANK Confidential Management Request (CMR) Requested By:
Terry Spurlock/Terry McGinnis
Most Probable Purchaser:
Borrower:
RK Group Investments
Loan Amount: $2,998,450
Owner-Operator Tax Parcel ID: 4941-12-34-0010
Property Metrics: An Existing 4,864± Sq. Ft. Multi-tenant C-Store/Retail Center, demised as follows: A 3,344± SF C-Store, 1,520± SF Tenant Bay Space in 2 end-cap units of 760 SF each, constructed in 2005, situated on a 62,231±SF net usable site. Subject Aerial View Issue:
Car Wash Traffic count along SR 7 was approx. Front View 46,000 vehicles per day. Review three independent appraisals with different effective dates and report findings to Management.
Appraiser/Firm:
D. Beshears, MAI / C. Kohler
Effective Date of Value: Ordered by: Capital Bank
1/22/2013 Report Type: Self-Contained
Appraisal Scope:
Requested scope of the assignment was “self-contained report, as-is market value, fee simple of the going concern, interior inspection.
Approaches Used:
Cost Approach: ☒
Qualifying Statements:
Extraordinary Assumptions: Yes ☒
No ☐
Report Page Reference:
Pg. 10
Yes ☐
No ☒
Report Page Reference:
Pg. 10
Hypothetical Conditions:
Appraisal #1 (Report Date: 3/19/2013) Beshears & Associates, Tampa, FL Value Conclusion(s):
Market Approach: ☒
Exposure Time: “9 months” (page 19) Appraiser/Firm:
D. Beshears, MAI / C. Kohler
Effective Date of Value: Ordered by: Wells Fargo Bank
9/25/2013
Income Approach: ☒
Marketing Time: “9 months” (page 19)
Appraisal #2 (Report Date: 10/11/2013) Beshears & Associates, Tampa, FL
Report Type: Self-Contained
Value Conclusion(s):
Released to Capital Bank: ☐Yes ☒No
Appraisal Scope:
Requested scope of the assignment was “self-contained report, as-is market value, fee simple of the going concern, interior inspection.
Approaches:
Cost Approach: ☒
Qualifying Statements:
Extraordinary Assumptions: Yes ☒
No ☐
Report Page Reference:
Pg. 11
Yes ☐
No ☒
Report Page Reference:
Pg. 11
Hypothetical Conditions:
Market Approach: ☒
Exposure Time: “9 months” (page 20)
Income Approach: ☒
Marketing Time: 9 months (page 20)
Appraisal # 3 (Report Date: 3/25/2014 ) Appraiser/Firm: Effective Date of Value:
Walter Duke, MAI / Michael Anderson 3/7/2014
Report Type: Self-Contained
Clobus, McLemore, and Duke, Inc. Value Conclusion(s):
Ordered by: City National Bank Released to Capital Bank: ☐Yes ☒No Appraisal Scope:
Requested scope of the assignment was “self-contained report, as-is fee simple value”, interior inspection. Page 1 of 3
14.001007 RK Group Investments, N. Lauderdale, FL C-Store w/Retail
Approaches:
Cost Approach: ☒
Qualifying Statements:
Extraordinary Assumptions: Yes ☒
Market Approach: ☒ No ☐
Income Approach: ☒ Report Page Reference:
Hypothetical Conditions: Yes ☐ No ☒ Exposure Time: “6 to 9 months” (page 66)
Pg. 5
Report Page Reference: Pg. 5 Marketing Time: “6 to 9 months” (page 66)
Findings: For Internal Use Only This CMR Prepared By:
Michael Sprouse, MRICS, FL State Certified General Real Estate Appraiser RZ1005 REAL ESTATE VALUE DIFFERENTIALS
01/22/2013 to 03/07/2014 (13 months):
+$690,000
Analysis Individual reviews of the Beshears and Duke appraisals were completed by the Capital Bank Appraisal Review Department. I have concentrated on the real estate value components as opposed to going concern values as the bank collateral is best supported by the real estate. The major differences in the major component value conclusions are depicted in the three graphics above. The graphics reflect the effective dates of value for the three appraisals. The Beshears’ two appraisals reflect an increase in land only and total real estate values over time, but a slight decline on FF&E as these items typically depreciate over time, which is expected. All three appraisals concluded there was no business intangibles value. The three appraisals were ordered by financial institutions, per regulations, however, each appraisal was ordered by a different bank. Only the Beshears’ 1/22/2013 appraisal was ordered by Capital Bank. Physical Characteristics: The Beshears’ appraisals based the valuations on an improvement size of 4,864 gross square feet, which reflects a 3,344 c-store and an additional 1,520 SF retail space that is demised into 2 bays of 760 SF each, plus a 1,040 SF free-standing car wash building. Their land value was based on 62,231 SF net usable area. Duke’s appraisal relies on a 5,000 SF c-store/retail building size, consisting of 3,400 SF c-store and two 800 SF retail bays for an additional 1,600 SF, along with a freestanding 936 SF car wash building. Duke’s land value was based on a 1.428 ac., or 62,204 SF. The sizes used by the two different appraisers are relatively similar, although not exactly the same for valuation purposes when using a per square foot analysis. Market Conditions/Appraisal Time Line: The two Beshears’ appraisals were 8 months apart (Jan. to Sept, 2013). The changes in values are primarily attributed to changes in market conditions and the increases in land values as well as the real estate as improved values. One would expect a slight decline in FF&E values in the second Beshears appraisal as these items depreciate over time with use, which the appraiser noted by his FF&E estimate. The Duke appraisal, which is the most recent, developed a point value estimate some 6 months after the second Beshears’ appraisal. Noted barriers to subject sub-market entry: 1) high development costs, and 2) existing competition. Items of Mention/Comparison: Appraisal Scope/Valuation Scenarios:
Beshears 1/22/2013 No issues.
Beshears 9/25/2013 No issues.
Duke 3/07/2014 No issues.
Methodologies Employed: Highest and Best Use: Physical Units of Measure (SF): Land Value Analysis:
No issues. No issues. No issues. Acceptable: 4 Sales from 2011-2012 were reasonable alternative C-Store sites – all were corner locations w/desirable traffic counts/opined $13.50/SF
No issues. No issues. No issues. Acceptable: 5 sales from 2011-2012 were reasonable alternative C-Store sites w/desirable traffic counts /opined: $17.50/SF
Cost Approach:
Acceptable: opined: $1,600,000 w/detailed external obsolescence discussion and estimate using capitalized NOI shortfall. A discussion of the source of the external obsolescence could have benefitted the reader. Acceptable: 5 sales from 20112012/opined: $1,410,000 using price per rentable building SF as denominator. Also analyzed using price per land SF, price per simultaneous pumping capacity, gallonage multipliers, and gross profit multipliers. In addition,
Acceptable: opined: $1,960,000 w/detailed external obsolescence discussion and estimate using capitalized NOI shortfall. A discussion of the source of the external obsolescence could have benefitted the reader. Acceptable: 5 sales from 20112013/opined: $1,950,000 using price per rentable building SF as denominator. Also analyzed using price per land SF, price per simultaneous pumping capacity, gallonage multipliers, and gross profit multipliers. In addition, capitalized tenant
Basic, but acceptable. No issues. Basic, but acceptable. Marginally representative of subject land value as sales were not all potential alternative C-Store sites, resulting in a concluded value that is low for a C-Store site: 5 sales from 2012-2013/opined: $11.50/SF Considered overly aggressive: opined: $2,700,000. Shortfall; no external obsolescence considered by appraiser.
Sales Comparison Analyses:
Marginally Acceptable: 4 sales from 20122013/opined: $2,360,000 using site areas as denominator to reflect location attributes, no additional analyses included.
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14.001007 RK Group Investments, N. Lauderdale, FL C-Store w/Retail capitalized tenant bay income of $320,000 was added, resulting in $1,700,000. Income Approach: Acceptable: Over 100 C-Store operating data comparables were considered. Physical items Included for consideration: bldg. size, land area, and SPCs (pumping capacity) Limited subject historicals and market data was used by the appraiser to project income and expenses. Projected net fuel margin for the subject was 10 cents per gallon. Operating expenses were projected at 57.5% of gross profit. Capitalizing the CStore EBIDTA (projected net earnings) at 13.5% ($1,270,000) and adding the capitalized NOI of the rental bays at 8% ($320,000) results in $1,590,000.
Reconciliation: Going Concern Value: Reconciliation: Real Estate Value: Reconciliation: FF&E Value: Reconciliation: Business Value:
$1,600,000 $1,400,000 $ 190,000 $ 0
bay income of $280,000 was added, resulting in $1,950,000. Acceptable: Over 100 C-Store operating data comparables were considered. Physical items Included for consideration: bldg. size, land area, and SPCs (pumping capacity) Limited subject historicals and market data was used by the appraiser to project income and expenses. Projected net fuel margin for the subject was 13.5 cents per gallon. Operating expenses were projected at 53.5% of gross profit. Capitalizing the C-Store EBIDTA (projected net earnings) at 13.0% ($1,690,000) and adding the capitalized NOI of the rental bays at 8% ($280,000) results in $1,970,000.
$1,960,000 $1,780,000 $ 180,000 $ 0
Marginally Acceptable: This appraiser based the income approach on market rents for CStores using site size as the denominator. Subject historicals were not discussed nor considered by the appraiser. The income approach was based solely on marketderived C-Store income and expenses, with no mention of the subject’s operating history (income/expenses/fuel sales) thereby reducing the reliability of this approach. The retail rental bays were included as part of the subject’s size as a C-Store (5,000SF) and not analyzed separately, which would be considered desirable by the appraiser’s peers. This further reduces the support for the income approach value conclusion. Using an OAR of 8.5%, Opined: $2,360,000. $2,360,000 $2,090,000 $ 270,000 $ 0
Conclusions Assuming all 3 appraisals could be utilized by Capital Bank, the Beshears’ 9/23/2013 values would be recommended for use by bank management as this report is the most recent analysis with the best supported valuation analyses. With a release, this concluded 9/23/2013 real estate value of $1,780,000 can be used for bank decision-making purposes. However, since both Wells Fargo and City National Bank have not responded with releases for Capital Bank to utilize either of these two appraisals which were ordered by the respective financial institutions, at this time I can only recommend the values in the Capital Bank ordered Beshears’ report with an effective date of 1/22/2013 and a real estate component value of $1,400,000. Use of the conclusions/values in the Wells Fargo and City National Bank appraisals for internal decisions of Capital Bank is not recommended at this time until the requested releases are received. Recommendations for Management: Unless and until Wells Fargo releases Beshears’ 9/25/2013 report, which is the most recent and contains the greatest support for its value conclusions, we should order a new appraisal as the 1/22/2013 report ordered by Capital Bank is beyond the one year acceptable appraisal shelf life. The City National appraisal is the least supportable and I do not recommend it for use by Capital Bank at this time.
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