MAINSTREET VILLAGE PREMIER APARTMENT HOMES
400 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.
400 Units | Granger, IN / SOUTH BEND MSA 2000’s 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 MAINSTREET VILLAGE SOUTH BEND, IN Viking Capital Investments has identified MainStreet Village for acquisition. MainStreet Village is a 2000’s built property in one of the most affluent areas in northern Indiana. The current owner has demonstrated the ability to increase rents through unit upgrades and current rent rates remain below nearby competition. With more than 200 units still available to upgrade, Viking Capital has the opportunity to continue to increase revenue through forced appreciation. MainStreet caters to the highincome population and offers a comprehensive amenity set with a variety of high-end interior finishes. The previous owner has renovated 170 units to varying levels to achieve an average premium of $160, with some premiums as high as $350. Upgrading the remaining 305 units will allow Viking to continue to grow revenue significantly. South Bend/Granger, Indiana boasts a wellto-do population with the highest single-family home values in the county, touting 56% of households with incomes over $150,000.
Cap (T-3/T-12)
5.01%
Expense Ratio (T-12)
41%
Physical Occupancy (as of 6/10/21)
97%
DSCR Yr 1
1.70
DSCR avg.
2.02
Purchase Price Hold Period Equity
$76,000,000 5 years $19,600,000
LP Class A Equity
$3,000,000
LP Class B Equity
$16,600,000
LP Class A IRR
11%
LP Class B IRR
17%
LP Class B Equity Multiple
2.03x
LP Class B Average Annual Returns incl. Sale
20.5%
HIGH END PROPERTY WITH PROVEN VALUE ADD POTENTIAL & BELOW MARKET RENTS MainStreet Village offers a comprehensive amenity package, coupled with high end unit layouts and finishes. High-End Modern Decor Luxurious Club House
Resort Style Swimming Pool Expansive Outdoor Lounge Area
SOUTH BEND’S STRENGTHS South Bend has unmistakable momentum while preparing its economy for the digital age. The prestigious University of Notre Dame brings stability with an educated population base. The South Bend rental market offers an incredible 10year upward occupancy trend and 95% average occupancy for the past 3 years.
ADJACENT TO LARGE MEDICAL COMPLEX AND EMPLOYERS In addition to being directly across the street from one of the area’s largest employers, St. Joseph Regional Hospital (2,500+ employees), MainStreet Village is near numerous and diverse employers, including the University of Notre Dame, several large healthcare systems, and advanced manufacturing companies, providing steady job opportunities throughout the region.
Location, Location, Location! Granger is the most affluent area in the region with the highest single-family home values in the county, touting 56% of households with median incomes over $150,000. Granger, IN is in St. Joseph County and is one of the best places to live in Indiana. Granger is a suburb of South Bend with a population of 30,776.
Two-Tiered Equity Structure Allows Investors to Match Investment Goals
Capital Structure
General Partners Limited Partner (B)
$19,600,000
Two-Tiered Return Options: A two-tiered return structure gives investors options when placing their equity. Investors can invest in either tier of equity Class A, Class B or a combination of both Class A and Class B. Diversifying in both classes allows for a risk adjusted, blended return. Limited Partner Class A investors sit atop the capital stack after debt. Class A Limited Partners earn a preferred rate of return of 11% per year (minimum investment: $50,000). 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 8% per year. Class B Limited Partners will receive 70% percent ownership of the property (minimum investment: $50, 000).
Limited Partner (A)
$65,100,000
Debt
CLASS A PARTNERSHIP STRUCTURE LP EQUITY
$3,000,000
DISTRIBUTION OF CASHFLOW
11% PREFERRED TO INVESTOR
MEMBERSHIP OWNERSHIP
11% PREFFERED TO INVESTOR
CLASS B PARTNERSHIP STRUCTURE LP EQUITY
$16,600,000
DISTRIBUTION OF CASHFLOW
8% PREFERRED TO INVESTOR 70/30 SPLIT THEREAFTER
MEMBERSHIP OWNERSHIP
70% TO 15% IRR 50/50 THEREAFTER
30% Ownership 70% Ownership
Investor Returns Based on $1,000,000 Investment - Class A Investor Annual Percent Return
Investment
Year 1
($1,000,000)
11.0% $110,000
Limited Partner Annual Return
Year 2
Year 3
Year 4
Year 5
11.0%
11.0%
11.0%
11.0%
$110,000
$110,000
$110,000
$110,000
Limited Partner Return At Exit
$1,000,000
Total Projected Return
$1,550,000
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)
6.6% $66,150
Year 3
Year 4
Year 5
9.1%
8.3%
8.0%
8.0%
$90,980
$82,870
$80,000
$80,000
Limited Partner Return At Exit
$1,627,450
Total Projected Return
$2,027,450
Return Summary IRR
Equity Multiple Avg. CoC*
Limited Partner - Class A
11%
1.55
11%
Limited Partner - Class B
17%
2.03
8%
*From Operations
SENSITIVITY ANALYSIS
Main Street Village
Granger (South Bend), Indiana 400 Units
2001/2003 Year Built 97% Occupancy
$1.31 Avg. Mkt. Rent/SF 38.95 Acres
$267K Median Single Family Home Price 933 Avg. Unit SF
Value-Add Business Strategy Viking Capital's business plan is to 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 MainStreet Village's revenue and maximize value .
Property Description
PROPERTY OVERVIEW
PROPERTY OVERVIEW
Property Map
Community Amenities • 10,000 sq. ft. Clubhouse w/ Residential Lounge • Business Center & Private Conference Room • Surround Sound Movie Theater • Full Length Indoor Basketball Court • Billiards Lounge • Cyber Café • Fitness Center • Sauna & Tanning Salon • Private Outdoor Swimming Pool • Poolside Sundeck & Lounge • Outdoor Gourmet Gas Grilling Station • Car Care Center • Pet-Friendly Community w/Bark Park • Valet Trash Services
HIGH END PROPERTY WITH PROVEN VALUE ADD POTENTIAL & BELOW MARKET RENTS Oversized Windows
Open Floorplans
Crown Moulding
Office Nook
In-Unit Washer & Dryer Direct Access Garage
Classic Unit 230 Units
230 Classic Units have original finishes that provide a clean slate for upgrades. Viking Capital plans to upgrade all classic units to platinum level and grow revenue significantly.
Renovations and lighting fixtures in partially renovated units include plank wood flooring, silver satin chrome (kitchen and bath), and a hardware/fixtures package. Viking will fully upgrade these units as well to full renovation level.
Partial Reno Unit 75 Units
Full Reno Unit 81 Units
Prior ownership renovated 81 units with stainless steel appliances, laminate countertops, plank wood flooring (throughout on first floor, wet areas in upper floors), silver satin chrome lighting fixtures (kitchen and bath), and a hardware/fixtures package.
Platinum Reno Unit 14 Units
Platinum renovations include: stainless steel appliances, slate grey cabinets, quartz countertops with bar top lowered, plank wood flooring, updated lighting fixtures, and a hardware/fixtures package.
100% of Platinum level units are leased
Premier Resident Base w/ High Income The current residents at MainStreet Village are mostly young professionals with an average household income of $86k+ per year. They work in diverse sectors including healthcare, technology, and education. More than 20% of the current resident households bring in more than $100k annually.
43% were existing residents, proving additional demand for luxury units.
Property Location 120+ Stores w/ over 500 employees
300 Bed Hospital w/ 2,500+ Employees (Tertiary Care Hospital)
Unit Mix 3BR/2BA 7%
1BR/1BA 46% 2BR/2BA 47%
Rent Comps
Rent Comps
933 sf
Effective Rents
$170 BELOW
$170-447 AVG HEADROOM FOR RENTS
$317 BELOW
$447 BELOW
Location Overview
Connectivity to Major Metros & Amenities
160 MILES 100 MILES TO CHICAGO
TO INDIANAPOLIS
100 MILES TO TOLEDO 50 MILES TO INDIANA DUNES
Awards and Accolades • Granger is the No. 3 best city for young families in Indiana (Nerdwallet.com) • One of Techie.com’s “Top 10 Unexpected Cities for High-Tech Innovation” (Innovia Consulting) • No. 26 in Cost of Doing Business (Forbes)
SOUTH BEND BY THE NUMBERS
• Ranked among the 40 hottest real estate markets for business (Expansion Management Magazine) • Among 10 worldwide cities “reinventing themselves through technology” (Smart+Connected Communities Institute)
South Bend's Strong Economy Adjacent to Large Hospital & Near Diverse Employers
The Strength of South Bend MainStreet Village is a high end asset in Granger, Indiana. Residents are nestled in one of the most affluent neighborhoods in Northern Indiana with easy access to great schools, shopping centers, with direct access to Chicago via the I-90 Indiana Toll Road or the South Shore Line train. Many key employers are located within a short distance, and the prestigious University of Notre Dame is located nearby in South Bend. MainStreet Village is located within a 10-minute drive of numerous grocers and retailers. Employment in the South Bend region is dominated by the healthcare and medical industries. Together, the Saint Joseph Regional Medical Center, Beacon Medical Group and Press Ganey Associates employ over 6,000 people locally. The University of Notre Dame employs 3,500 workers and is only an eleven-minute drive from the asset. The local economy is also bolstered by companies in the manufacturing and grocery retail industries. MainStreet Village is uniquely positioned to grant renters easy access to Chicago while also enabling them to enjoy life outside the hustle and bustle of a major metropolitan center.
• 1-MINUTE DRIVE across the street from St. Joseph Regional Hospital • 11-MINUTE Drive to University of Notre Dame Campus • 7-MINUTE DRIVE to Whole Foods Market • 5-MINUTE DRIVE to both Target and Walmart • 8-MINUTE DRIVE to University Park Mall • 25-MINUTE DRIVE to nearest South Shore Line Train Station • DIRECT ACCESS I-90 Toll road which brings visitors to Chicago in less than 2 hour
The Strength of South Bend
The Strength of South Bend
High End Location
Aerial Photo
Aerial Photo
Financial Analysis
Financial Overview
OFFERING SUMMARY Cap (T-3/T-12)
5.01%
Expense Ratio (T-12)
41%
Physical Occupancy (as of 6/10/21)
97%
DSCR Yr 1
1.70
DSCR avg.
2.02
Purchase Price Hold Period Equity
$76,000,000 5 years $19,600,000
LP Class A Equity
$3,000,000
LP Class B Equity
$16,600,000
LP Class A IRR
11%
LP Class B IRR
17%
LP Class B Equity Multiple
2.03x
LP Class B Average Annual Returns incl. Sale
20.5%
Debt Financing*
*Subject to change before closing
Proforma
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
Questions? We have you covered! Ben Carter Director of Marketing & Investor Relations bcarter@vikingcapllc.com
Alicia Galloway Investor Services agalloway@vikingcapllc.com