Capital Markets | Offering Summary
FOR SALE
FA M I LY D O L L A R Single Tenant Investment Opportunity
221 South Main Street Frederick, Oklahoma 73542
Reduced Price
PIERSON RETAIL ADVISORS is pleased to offer Family Dollar located in Frederick, Oklahoma. Family Dollar is an Investment Grade Tenant with an S&P rating of BB+. At this location for 28 years, Family Dollar pays percentage rent equal to 3% of gross sales. This 7,200 square foot retail building was constructed in 1945 and was renovated in 1985. The Property is retrofitted with the original “gambrel” domed roof maintained and resurfaced. Situated on approximately .402 acres of land, the Property is positioned on Main Street, the central thoroughfare in the city of Frederick, the county seat of Tillman County, and just minutes from Frederick Municipal Airport. Furthermore, Family Dollar has an expanded trade area of more than a 15 mile radius.
Price:
$261,750 $231,700
Price PSF:
$36 $32
Go-In Return:
8.11% 9.00%
Current NOI:
$20,843 *
Monthly Rent:
$1,715
Tenant:
Family Dollar Stores of Oklahoma, Inc.
PROPERT Y DESCRIPTION Address:
221 South Main Street Frederick, Oklahoma 73542 Tillman County
Building Size:
7,200 square feet
Guarantor: Corporate Lease Commencement:
May 15, 1988
Expiration:
December 31, 2020
Land Area:
± 0.402 acres
Renewal Option:
One 5-year renewal option at $1,715/month
Year Built:
1945, Renovated 1988
Percentage Rent:
Tenant pays percentage rent in the amount of 3% of the gross sales in excess of $686,000 up to and not exceeding $1,100,000.
Structure:
Concrete tilt wall, with masonry facade
Landlord Responsibilities:
Landlord responsible for CAM, Real Estate Taxes and Insurance, Tenant does not reimburse. LL is responsible for roof and structure, as well as any other major repairs including HVAC, above $100.
Roof:
Original, retrofitted gambrel (domed) roof
* Includes Tenant’s 2016 percentage rent of $7,009. Family Dollar • FREDERICK, OK
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TENANT PROFILE
Guarantor
Family Dollar Stores of Oklahoma, Inc
Corporate or Franchise
Corporate
Locations
More than 13,600 stores in 48 states and five Canadian provinces (combined total with Dollar Tree)
Website
http://www.familydollar.com/
Financials
2015 net sales $6.16 billion (combined net sales with Dollar Tree for 2015 were $15.5 billion)
Credit Rating
Standard & Poor’s: BB+
Family Dollar • FREDERICK, OK
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TENANT PROFILE
Family Dollar (NYSE: FDO) is a regional chain of variety stores throughout the United States. They opened in 1959 and currently operate more than 8,000 stores in 45 states and the District of Columbia. In 2015, Family Dollar was acquired by Dollar Tree making them the #1 dollar store in the nation. Family Dollar offers a compelling mix of merchandise for the whole family. Ranging from an expanded assortment of refrigerated and frozen foods and health and beauty items to home dĂŠcor and seasonal items, Family Dollar offers the lowest possible price, the name brand and quality privatebrand merchandise customers need and use every day. While shoppers can find many items at $1 or less, most items in the store are priced below $10.
(Source: www.familydollar.com)
Family Dollar • FREDERICK, OK
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LOCATION MAP
Family Dollar
Family Dollar • FREDERICK, OK
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DEMOGRAPHICS Radius Population: 2000 Total Population 2010 Total Population 2014 Total Population 2019 Total Population Population Change 2014 to 2019
1 Mile
3 Mile
5 Mile
10 Mile
20 Mile
3,930 3,267 3,284 2,935 -10.6%
4,907 4,149 4,187 3,781 -9.7%
5,019 4,242 4,284 3,867 -9.7%
5,850 4,939 5,003 4,507 -9.9%
10,911 9,434 9,497 8,624 -9.2%
68.7% 10.4% .3% 20.6% 28.3% 71.7%
70.8% 9.5% .3% 19.4% 26.1% 73.9%
71.0% 9.4% .3% 19.3% 25.8% 74.2%
72.4% 8.9% .3% 18.4% 24.1% 75.9%
76.5% 6.8% .3% 16.4% 19.6% 80.4%
1,549 1,311 1,310 1,204 -8.1% 72.0% 28.0% $49,444 $88,240
1,910 1,649 1,655 1,538 -7.1% 73.3% 26.7% $50,648 $88,965
1,959 1,691 1,699 1,577 -7.2% 73.4% 26.6% $50,636 $89,040
2,232 1,930 1,945 1,799 -7.5% 73.8% 26.2% $51,352 $88,731
4,245 3,808 3,823 3,559 -6.9% 73.4% 26.6% $57,050 $89,879
34.0% 26.4% 18.5% 15.6% 5.4% .0%
33.0% 26.6% 18.7% 16.1% 5.7% .0%
33.0% 26.5% 18.8% 16.0% 5.7% .0%
32.9% 26.4% 19.5% 15.3% 6.0% .0%
32.9% 25.6% 19.2% 15.5% 6.6% .3%
2015 Population by Race: White alone Black or African American alone Asian alone Other Race Hispanic Not Hispanic
Households: 2000 Households 2010 Households 2014 Households 2019 Households Household Change 2014 to 2019 Owner Occupied Renter Occupied
2014 Median Home Value 2014 Average Home Value 2015 Households by Household Inc: up to $24,999 $25,000 to $49,999 $50,000 to $74,999 $75,000 to $124,999 $125,000 to $199,999 $200,000 or more
Family Dollar • FREDERICK, OK
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MARKET SUMMARY - FEDERICK, OKLAHOMA (Source: www.frederickokchamber.org)
HISTORY Originally established in 1901, the Frederick area was among the last of the Oklahoma Territory Land to be opened to settlement. What is now Frederick used to be two towns: Gosnell and Hazel. Both towns were established in 1901 when the Kiowa-Comanche-Apache reservation was opened to settlement. In 1902 the towns combined in order to take advantage of the Blackwell, Enid and Southern Railroad. The town was named Frederick after the son of a railroad executive. Gosnell received the depot, and the residents of Hazel moved north to the new town of Frederick. In 1962 a flagpole was erected in Pioneer Park, fulfilling the agreement between Gosnell, Hazel and the railroad. In the spring of 1905, President Teddy Roosevelt visited Frederick to meet with Jack Abernathy, the famed barehanded wolf hunter, and introduced the area to tourism and its recreational value. In 1907 the City of Frederick was incorporated, Oklahoma became a state and the Katy Railroad came to Frederick. By 1915, Frederick had 15 miles of sidewalks and crossings, and 75 miles of wide, graded, rolled streets. The first paved streets were laid in 1918. During World War II, Frederick was the site of the last B-25 training base. In 1953, the base was turned over to the City of Frederick, and is now the Frederick Municipal Airport and Industrial Park.
The City of Frederick owns a municipal air landing strip which is currently in a jointuse contract with Shephard AirForce Base out of Wichita Falls, Texas. You will find that our citizens are friendly, down-home people with big visions for Frederick’s future Frederick is the county seat of Tillman County which consists of 384,000 acres. 1400 acre industrial park City-owned water plant
HIGH AGRICULTURE DEVELOPMENT Wheat Cotton Alfalfa Hay Sorghum A variety of feed grains
GREAT YEAR-ROUND CLIMATE Average temperature, 60 degrees
There are nearly 50,000 people within a 30-mile radius of Frederick. The Largest nearby cities are Altus and Lawton in Oklahoma and Vernon and Wichita Falls in Texas.
Annual rainfall, nearly 26 inches
You don’t need to look far to realize that Frederick is a wonderful place for economic development. Not only are we surrounded by open country side, but there are lots of storefronts available for rent or purchase, and several reasons why you should jump on the chance:
Ground water abundance
Access to raw lake water City municipal water Active irrigation wells
Family Dollar • FREDERICK, OK
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TRAINED WORKFORCE
A QUALITY LIFESTYLE
The crown jewel of what Southwest Oklahoma and Tillman County have to offer may be the premier training system in the nation: Oklahoma’s Vocational-Technical school. Great Plains Technology Center is renowned for its ability to customize training for agriculture and business operations.
Frederick Oklahoma has one of the nation’s best small town school systems. In addition to Great Plains Technology Center, you’ll find three colleges and universities are located within a short drive. You’ll also find rich hunting, fishing, and boating. Hackberry Flat National Wetlands/Wildlife Bird Sanctuary and the nearby Wichita Mountains Wildlife Refuge. We believe it’s the best lifestyle rural America has to offer.
The Great Plains Economic Development Center will not only walk you through your move to our area, and start-up operation, but also will provide maintenance and upgrade training. This ensures that you will have an edge on your competition.
(Source: www.frederickokchamber.org)
The Tillman County labor force is estimated to be 3,780 workers. Of this number, it is estimated that 55% are men and 45% are women. The present unemployment rate is 4.9%, with 190 workers in the labor force unemployed. In the past 18 months, unemployment rates have been as low as 3.9% and as high as 5.9% in Tillman County. Surrounding counties have had comparable unemployment rates. The Tillman County and Southwest Oklahoma are have a great number of people with education and experience who are seeking positions.
MAJOR EMPLOYERS Henneges Automotive Profile Systems - 450 employees Frederick Public Schools - 140 Employees Southwest Oklahoma Juvenile Center - 125 employees Memorial Hospital and Physician Group - 104 employees City of Frederick - 75 employees
GOVERNMENT OF FREDERICK, OKLAHOMA Frederick has a City Manager/Council type of government. There are five councilpersons, one from each of the wards and one at large position. Our current City Manager is Robert Johnston and the Mayor is Eddie Whitworth.
Family Dollar • FREDERICK, OK
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For more information, please contact: : : Jennifer Pierson
: : Beth Pierson
President and CEO
Vice President Operations
: : Debora Haught Client Services Director
: : Will Meachum Business Development
214-354-6820 C
214-855-2951 O
214-855-2959 O
214-540-0524 O
jp@PiersonRetailAdvisors.com
214-208-4545 C
Debora@PiersonRetailAdvisors.com
Will@PiersonRetailAdvisors.com
Beth@PiersonRetailAdvisors.com
: : Ron Sweedyk
: : Nicole Maser
Financial Analyst 214-855-2954 O Ron@PiersonRetailAdvisors.com
Senior Analyst
: : Reena Rana
Graphic Designer
: : Kasey Haught Comps Analyst
214-855-2954 O
214-855-2954 O
214-855-2954 O
Nicole@PiersonRetailAdvisors.com
Reena@PiersonRetailAdvisors.com
Kasey@PiersonRetailAdvisors.com
Retail Investment Sales This is a confidential Offering Memorandum has been prepared by Pierson Retail Advisors, Inc. and is intended solely for your limited use and benefit in determining whether you desire to express further interest in the acquisition of the Property. This Offering Memorandum contains selected information pertaining to the Property and does not purport to be a representation of the state of affairs of the Property or the owner of the Property (the “Owner”), to be all-inclusive or to contain all or part of the information which prospective investors may require to evaluate a purchase of real property. All financial projections and information are provided for general reference purposes only and are based on assumptions relating to the general economy, market conditions, competition and other factors beyond the control of the Owner and Pierson Retail Advisors, Inc. Therefore, all projections, assumptions and other information provided and made herein are subject to material variation. All references to acreages, square footages, and other measurements are approximations. Additional information and an opportunity to inspect the Property will be made available to interested and qualified prospective purchasers. In this Offering Memorandum, certain documents, including leases and other materials, are described in summary form. These summaries do not purport to be complete nor necessarily accurate descriptions of the full agreements referenced. Interested parties are expected to review all such summaries and other documents of whatever nature independently and not rely on the contents of this Offering Memorandum in any manner. Neither the Owner or Pierson Retail Advisors, Inc, nor any representatives make any representation or warranty, expressed or implied, as to the accuracy or completeness of this Offering Memorandum or any of its contents, and no legal commitment or obligation shall arise by reason of your receipt of this Memorandum or use of its contents; and you are to rely solely on your investigations and inspections of the Property in evaluating a possible purchase of the real property.
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The Owner expressly reserved the right, at its sole discretion, to reject any or all expressions of interest or offers to purchase the Property, and/ or to terminate discussions with any entity at any time with or without notice which may arise as a result of review of this Memorandum. The Owner shall have no legal commitment or obligation to any entity reviewing this Offering Memorandum or making an offer to purchase the Property unless and until written agreement(s) for the purchase of the Property have been fully executed, delivered and approved by the Owner and any conditions to the Owner’s obligations therein have been satisfied or waived. By receipt of this Offering Memorandum, you agree that this Offering Memorandum and its contents are of a confidential nature, that you will hold and treat it in the strictest confidence and that you will not disclose this Offering Memorandum or any of its contents to any other entity without the prior written authorization of the Owner or Pierson Retail Advisors, Inc. You also agree that you will not use this Memorandum or any of its contents in any manner detrimental to the interest of the Owner or Pierson Retail Advisors, Inc. If after reviewing this Memorandum, you have no further interest in purchasing the Property, kindly return this Memorandum to Pierson Retail Advisors, Inc. © 2016 Pierson Retail Advisors, Inc. The information contained in this document has been obtained from sources believed reliable. While Pierson Retail Advisors, Inc. does not doubt its accuracy, Pierson Retail Advisors, Inc. has not verified it and makes no guarantee, warranty or representation about it. It is your responsibility to independently confirm its accuracy and completeness. Any projections, opinions, assumptions or estimates used are for example only and do not represent the current or future performance of the property. The value of this transaction to you depends on tax and other factors which should be evaluated by your tax, financial and legal advisors. You and your advisors should conduct a careful, independent investigation of the property to determine to your satisfaction the suitability of the property for your needs.