LIBERTY POINTE PREMIER APARTMENT HOMES
181 UNITS Confidential Investment Summary
Dr. Vikram Raya CEO/Founder vraya@vikingcapllc.com
Dr. Ravi Gupta COO/Founder rgupta@vikingcapllc.com
Dipen Patel Managing Partner dpatel@vikingcapllc.com
Legal Disclosures The following information is an investment summary provided to prospective investors. This information is not a formal offering to sell either a security or a solicitation to sell a security. At the request of a recipient, the Company will provide a private placement memorandum, subscription agreement and the Limited Liability Company Operating Agreement. The Managing Member in no way guarantees the projections contained herein. Real estate values, income, expenses and development costs are all affected by a multitude of forces outside the Managing Member’s control. This investment is illiquid and only those persons that are able and prudence in your decision is strongly suggested. Please consult your attorney, CPA and/or professional financial advisor regarding the suitability of an investment by you.
181 Units | Marietta, GA / Atlanta MSA 1969 Built Property with Proven Value Add in High Income Area
MAINSTREET VILLAGE PREMIER APARTMENT HOMES
Table Of Contents Executive Summary Property Description Location Overview Financial Analysis Portfolio Exhibits
Executive Summary
OFFERING SUMMARY
Investment Summary LIBERTY POINTE MARIETTA, GA Viking Capital Investments has identified Liberty Pointe Premier Apartments as the 18th acquisition within Viking Capital's track record. Liberty Pointe is a 181-unit Value-Add asset located in the heart of Atlanta’s most dynamic corridor. This asset, located in the path of progress, has tremendous value-add potential through a comprehensive renovation plan extending from the exterior to unit interiors. Liberty Pointe enjoys abundant retail activity, healthcare services and an ever-growing Class A office market. The property is prominently situated minutes from of one of Atlanta’s most prestigious mix-use developments, The Battery Atlanta. This nationally acclaimed development is the catalyst driving numerous expansions and relocations of Fortune 500 companies such as Synovus, WellStar, Thyssenkrupp, Papa John’s, Home Depot (IT Center), Comcast, Race Trac and more.
Cap (T-3/T-12)
4.5%
Expense Ratio (T-12)
42%
Physical Occupancy (as of 09/28/21)
98%
DSCR Yr 1
1.5
DSCR avg.
1.9
Purchase Price Hold Period Equity
$37,250,000 5 years $11,000,000
LP Class A Equity
$1,000,000
LP Class B Equity
$7,000,000
LP Reserve Class
$3,000,000
LP Class A IRR
10%
LP Class B IRR
15%
LP Reserve Class IRR
17.4%
LP Class B Equity Multiple
1.9x
LP Reserve Class Equity Multiple
2.1x
LP Class B AAR incl. Sale
18.8%
LP Reserve Class AAR incl. Sale
21.6%
PROVEN VALUE ADD POTENTIAL & BELOW MARKET RENTS Modern Renovated Decor Luxurious Fireplace
Pool and Lounge Area Grilling station and Sport Court
Location, Location, Location! Liberty Pointe is superbly located just minutes North of Cobb County’s most dynamic corridor. The Cumberland/ Galleria’s immense influx of Class A office buildings and new-to-market office tenants continue to serve as key economic drivers in attracting more young professionals to the submarket. Liberty Pointe benefits from the ease of access to top employers and the continual increase of job creation.
Cumberland/Galleria Strength Liberty Pointe is a truly unique opportunity to obtain a timeless asset with large value-add potential and located in a tremendous location. THe Cumberland/Galleria submarket, only four miles away from Liberty Pointe, is one of Atlanta's premier employment centers. The 2016 construction of the $1.1B Suntrust Park and The Battery development ushered in an enormous wave of commercial development that continues to gain momentum to this day.
Atlanta United MLS Training Facility In 2017, Atlanta United unveiled the club’s state-of-theart Children’s Healthcare of Atlanta Training Ground. The $60M, multi-use complex features a 30,000 SF headquarter building and 6 full-sized fields. In addition to being a training ground for the club right outside of Liberty Pointe, the facility will hold community sports training sessions and tournaments, as well as host visiting national and international clubs. It will also be home to the club’s youth academy, first team players, and staff.
Capital Structure
General Partners Limited Partner (A)
$11,000,000
Limited Partner (B)
70% Profit Share
Limited Partner (Reserve)
80% Profit Share
Debt
$33,400,000
Class A
Investment Offering Purchase Price Debt Total Equity
$37,250,000 $33,400,000 $11,000,000
LP Equity Pref. Hold Period
Reserve Class
Class B
$1,000,000
$7,000,000
$3,000,000
10%
7%
8%
3-5 Years
3-5 Years
3-5 Years
Three-Tiered Equity Structure Allows Investors to Match Investment Goals Three-Tiered Return Options: A three-tiered return structure gives investors options when placing their equity. Investors have the ability to invest in either tiers of equity Class A, Class B, Reserve Class or a combination of Class A and Class B. Diversifying in both A and B classes allows for a risk adjusted, blended returns.
Class A Limited Partner Class A investors sit atop the capital stack after debt and before both Class B and Reserve Class. Class A Limited Partners earn a preferred rate of return of 10% per year and do not participate in the profit sharing upside. (minimum investment: $50,000).
Class B
Reserve Class
Limited Partner Class B investors sit behind Class A investors in the capital stack, per the diagram*. Class B Limited Partners receive a preferred rate of return of 7% per year. Class B Limited Partners will receive 70% percent ownership of the property (minimum investment: $50,000).
Limited Partner Reserve Class investors sit behind Class A investors, aligned with Class B, in the capital stack, per the diagram*. Reserve Class Limited Partners receive a preferred rate of return of 8% per year. Reserve Class Limited Partners will receive 80% percent ownership of the property (minimum investment: $1,000, 000).
Investor Returns Based on $1,000,000 Investment - Class A Investor Annual Percent Return
Investment
Year 1
($1,000,000)
10.0% $100,000
Limited Partner Annual Return
Year 2
Year 3
Year 4
Year 5
10.0%
10.0%
10.0%
10.0%
$100,000
$100,000
$100,000
$100,000
Limited Partner Return At Exit
$1,000,000
Total Projected Return
$1,500,000
Investor Returns Based on $1,000,000 Investment - Class B
Investor Annual Percent Return Annual Return - Limited Partner
Investment
Year 1
Year 2
($1,000,000)
5.03%
7.64%
8.32%
7.00%
7.00%
$50,341
$76,415
$83,244
$70,000
$70,000
Year 3
Year 4
Year 5
Limited Partner Return At Exit
$1,349,000
Total Projected Return
$1,936,803
Return Summary
Limited Partner - Class A Limited Partner - Class B
IRR
Equity Multiple
Avg. CoC*
10%
1.5x
10%
15%
1.9x
7%
*From Operations
Investor Returns Based on $1,000,000 Investment - Reserve Class
Investor Annual Percent Return Annual Return - Limited Partner
Investment
Year 1
Year 2
($1,000,000)
5.03%
7.64%
10.24%
9.08%
8.00%
$50,341
$76,415
$102,403
$90,841
$80,000
Year 3
Year 4
Year 5
Limited Partner Return At Exit
$1,349,000
Total Projected Return
$2,070,632
Return Summary
Limited Partner - Reserve Class
IRR
Equity Multiple
Avg. CoC*
17.36%
2.08x
8%
*From Operations
Liberty Pointe
Marietta, GA (Atlanta MSA)
181 Units
Built in 1969
97% Occupancy
Value-Add Business Strategy Viking Capital's business plan is to renovate the exteriors and interiors extensively and raise current below market rents to the market. Viking will upgrade the property's exterior and strategically enhance the classic unit interiors. Our aim is to achieve best-in-market rents and attract high-quality tenants to increase Liberty Pointe's revenue tremendously and maximize value.
Community Amenities • Remodeled Clubhouse • Business Center • Luxer, 24 Hour Package Locker System • Swimming Pool • Sports Court • Playground • Pet Park • Grilling & Picnic Area
Property Description
PROPERTY OVERVIEW
Property Map
1 Bedroom / 1 Bath Floor Plan 850 sqft 1 Bedroom/ 1 Bath
2 Bedroom / 1.5 Bath Floor Plan 1,250 sqft 2 Bedroom/ 1.5 Bath
3 Bedroom / 2.5 Bath Floor Plan 1,450 sqft 3 Bedroom/ 2.5 Bath
BUSINESS PLAN – $5M Capex
INTERIOR RENOVATION SCOPE: PROVEN VALUE ADD POTENTIAL
White Cabinets and Hardware Stainless Steel Appliances
Subway Backsplash Quartz Countertops
Liberty Pointe Classic Unit
Liberty Pointe Renovated Unit*
*this rendering is subject to change during renovations
EXTERIOR PAINT RENOVATION SCOPE: PROVEN VALUE ADD POTENTIAL
Liberty Pointe Exterior
Liberty Pointe Renovated Exterior*
*this rendering is subject to change during renovations
AMENITIES UPGRADE SCOPE: PROVEN VALUE ADD POTENTIAL
Liberty Pointe Exterior
VIKING CASE STUDY
2019
2021
THE VERITAS AT EAST COBB: NEIGHBORING ASSET TO LIBERTY POINTE
Pre-Viking Takeover
After Renovations
New Paint Across Property
Updated Landscaping
Purchase Price $25,786,000
Appraisal Price $45,000,000
Equity Created $19M+
Unit Mix
3BR/2.5BA 26.5%
1BR/1BA 15.5%
2BR/1.5BA 58%
Rent Comps
$350-400 AVG HEADROOM FOR RENTS
Location Overview
Connectivity to Major Metros & Amenities
TRAFFIC STATS Franklin Gateway
40,600 Daily
South Marietta Pkwy
45,900 Daily
I-75
260,000 Daily
2020 All-American City Hall of Fame Award
#3
#5
Best Place to Raise a Family in GA 2020
Most Affordable Cities to Live in GA 2020
The City of Marietta
CUMBERLAND/GALLERIA EMPLOYMENT CENTER
Located just 4 miles South of Liberty Pointe, the Cumberland/Galleria Employment Center is one of Atlanta’s fastest-growing submarkets representing a community of prestigious Fortune 500 companies attracting high-quality tenants to Class A offices. This office corridor offers the business community a wealth of growth opportunities to drive economic and community development.
"Relay Payments is joining a growing fintech industry sector in Cobb County"
Gateway Marietta Community Improvement District (CID) Established in June 2014, the Gateway Marietta CID’s goal is to encourage revitalization and redevelopment of the Franklin Gateway corridor. The Gateway Marietta CID is a collection of commercial property owners who agree to invest their own money back in the area by levying an additional tax on themselves to be spent on projects that benefit the entire community. The Gateway Marietta CID is thriving because of their focus on infrastructure improvements, beautification, and public safety. Liberty Pointe is conveniently located in the heart of Franklin Gateway and continues to benefit heavily from its exponential growth. The CID provides a unified voice for an area giving property owners more control. Over the last six years, major domestic and international corporations have chosen to make Gateway Marietta their home. As a result, Franklin Gateway has displayed immense and innovative private investment.
TOP RATED SCHOOLS AND UNIVERSITIES
TOP RATED SCHOOLS AND UNIVERSITIES
ATLANTA'S ACCELERATED GROWTH Atlanta is the ninth-largest metropolitan area in the U.S. and is considered the unofficial capital of the Southeast. Since its formation as a transportation hub for railroad lines in 1837, the city has come a long way in terms of economic and population growth. The city is home to the world’s busiest airport (Hartsfield-Jackson Atlanta International Airport), which has helped the city attain international prominence.
64K 27% 180K
NEW JOBS ADDED LAST YEAR RANKING 2ND IN THE SOUTHEAST Source: Witten Advisors
ESTIMATED POPULATION GROWTH IN ATLANTA THROUGH 2040 Source: Atlanta Regional Commission
NEW HOUSEHOLDS SINCE 2013 66% ARE RENTERS Source: Environics Analytics
Rapid Economic Growth of Atlanta MSA Numerous factors have contributed to Atlanta’s rapid economic expansion, including a well established and growing corporate presence, enviable quality of life, favorable taxes, an educational system committed to excellence, a state-of-the-art transportation network and a skilled and dedicated workforce. Atlanta’s business landscape is so large and diverse it represents roughly 60% of the state’s workforce and jobs. With 16 Fortune 500 and 30 Fortune 1000 companies headquartered in the Atlanta area, this city is well positioned to attract the industries that will result in high-paying jobs and further support the area’s growing economy. CORPORATE HQ’s: NCR, Honeywell, Mercedes-Benz, State Farm, UPS, CocaCola, The Home Depot, Delta Airlines, Cox Enterprises, and the Southern Company.
Atlanta Lowest Cost of Living Metro Atlanta ranks third after NYC and Houston as a Fortune 500 headquarters city.
TECHNOLOGY HUB “SILICON VALLEY OF THE SOUTH”
Atlanta is home to a highly-educated workforce and is one of the top 10 cities with the highest percentage of residents with a four-year degree. Home to 70 higher education institutions with more than 300,000 students, the city of Atlanta and its surrounding counterparts serve as a prime magnet for leading corporations seeking to attain the highest talent. As a result the City has experienced prolific economic performance and is currently ranked among the top 10 metropolitan areas by gross domestic product (GDP). In 2019, the city of Atlanta reported a GDP of over $365 billion, which is over 20% growth since 2014.
Financial Analysis
OFFERING SUMMARY
Financial Overview Cap (T-3/T-12)
4.5%
Expense Ratio (T-12)
42%
Physical Occupancy (as of 09/28/21)
98%
DSCR Yr 1
1.5
DSCR avg.
1.9
Purchase Price Hold Period Equity
$37,250,000 5 years $11,000,000
LP Class A Equity
$1,000,000
LP Class B Equity
$7,000,000
LP Reserve Class
$3,000,000
LP Class A IRR
10%
LP Class B IRR
15%
LP Reserve Class IRR
17.4%
LP Class B Equity Multiple
1.9x
LP Reserve Class Equity Multiple
2.1x
LP Class B AAR incl. Sale
18.8%
LP Reserve Class AAR incl. Sale
21.6%
Debt Financing*
*Stabilized LTV Subject to change before closing
SENSITIVITY ANALYSIS
Proforma
Questions? We have you covered! Alicia Galloway Director of Investor Relations agalloway@vikingcapllc.com Amir Nassar Investor Services anassar@vikingcapllc.com
Investor FAQ
Appendix
Property Management
Market Presence
Real Estate Terms Capitalization Rate (Cap Rate) – A rate of return on a real estate investment property based on the expected income that the property will generate. Capitalization rate is used to estimate the investor's potential return on his or her investment. This is done by dividing the income the property will generate (after fixed costs and variable costs) by the total value of the property. When acquiring income property, the higher the capitalization rate (“Cap Rate”), the better. When selling income property, the lower the Cap Rate the better. A higher cap rate implies a lower price, a lower cap rate implies a higher price. Cash Flow – Cash generated from the operations of a company, generally defined as revenues less all operating expenses. Cash-on-Cash – A rate of return often used in real estate transactions. The calculation determines the cash income on the cash invested. Calculated: Annual Dollar Income Return / Total Equity Invested = Cash-on-Cash Debt Service Coverage Ratio (DSCR) – It is the multiples of cash flow available to meet annual interest and principal payments on debt. This ratio should ideally be over 1. That would mean the property is generating enough income to pay its debt obligations. Return on Equity (ROE) – The amount of net income returned as a percentage of shareholders equity. Investor Average Annual Return, excluding disposition – The average return per year during the investment hold. Investor Average Annual Return, including disposition – The average return per year including profits from disposition. This calculation does not include the return of invested capital. Internal Rate of Return (IRR) – The rate of return that would make the present value of future cash flows plus the final market value of an investment opportunity equal the current market price of the investment or opportunity. The higher a project's internal rate of return, the more desirable it is to undertake the project. Return on Equity (ROE) – The amount of net income returned as a percentage of shareholders equity. ROE is expressed as a percentage and calculated as: Return on Equity = Net Income/Shareholder's Equity
VIKINGMULTIFAMILY.COM