HIGH PLAZA SHOPPING CENTER LONGVIEW, TX
PRICING & FINANCIAL ANALYSIS
H IG H P LAZ A
High Plaza Shopping Center 2430 S High St Longview, TX 75602
OFFERING SUMMARY Price Cap Rate Net Operating Income Price PSF Occupancy Year Built Gross Leasable Area Lot Size
$3,200,000 9.70% $310,482 $54.82 95.9% 1980 58,377 SF 5.07 Acres
F I N A N C I A L A N A LY S I S
2
PRICING & FINANCIAL ANALYSIS
H IG H P LAZ A
PROJECTED INCOME & EXPENSES
CURRENT
Base Rent - Occupied Space
96%
Base Rent - Lease Up Space
4%
GROSS POTENTIAL RENT
PSF
Insurance CAM Total Expense Reimbursements GROSS POTENTIAL INCOME Vacancy Factor
0.00%
EFFECTIVE GROSS REVENUE
PSF
$6.32
Real Estate Taxes
$22,448
$0.38
$0.00
$0.00
Insurance
$25,881
$0.44
$368,870
$6.32
CAM Security
$990
$0.02
$7,040
$0.12
AC
$888
$0.02
$8,116
$0.14
Lighting
$1,975
$0.03
$21,276
$0.36
Materials
$390
$0.01
$36,432
$0.62
Parking Lot
$250.00
$0.00
$405,302
$6.94
Signs
$1,295.26
$0.02
$0.00
$0.00
Maintenance
$16,727.09
$0.29
$405,302
$6.94
Contract Labor
$1,100.00
$0.02
$76.00
$0.00
Operating Expenses
Bank Charges
Real Estate Taxes
CURRENT
$368,870
Expense Reimbursements Real Estate Taxes
EXPENSES
($22,448)
($0.38)
Office Supplies
$453.00
$0.01
Insurance
($25,881)
($0.44)
Comp Software
$200.00
$0.00
CAM
($40,491)
($0.69)
Postage
$728.56
$0.01
($6,000)
($0.10)
Printing
$728.56
$0.01
($94,820)
($1.62)
Utilities
$271.20
$0.00
$310,482
$5.32
Electric
$14,419.52
$0.25
Total CAM
$40,491
$0.69
$6,000
$0.10
$94,820
$1.62
Mgmt. Fee Total Expenses Net Operating Income
1.48%
Management Fee TOTAL EXPENSES
1.48%
F I N A N C I A L A N A LY S I S
3
RE NT RO L L
Suite
H IG H P LAZ A
Tenant
SQ FT
Start
End
Annual Rent
PSF
Escalation
Escalation
Date
Amount
Options
Lease Type
A
East Texas Council of Governments
26,400
45.2%
5/1/2006
3/31/2020
$171,600.00
$6.50
4/1/2020
$6.76
2x1
Base Year
B2-3
Total Beauty Supplies
4,153
7.1%
7/1/2002
12/31/2020
$22,200.00
$5.35
-
-
-
Gross
B4
Texas Barber Institute
4,920
8.4%
4/1/2009
3/31/2021
$33,000.00
$6.71
-
-
-
Gross
C1-3
Wellness Point
3,591
6.2%
9/4/2014
12/31/2019
$37,080.00
$10.33
1/1/2020
$10.80
2x3
NNN
C4-5
Vacant
2,397
4.1%
-
-
$0.00
$0.00
-
-
-
-
D
Family Dollar
8,640
14.8%
3/1/2000
12/31/2019
$51,782.04
$5.99
1/1/2020
$6.65
1x5
Base Year
E1
Acceptance Insurance
1,200
2.1%
9/15/2006
7/31/2019
$17,280.00
$14.40
8/1/2019
$14.83
1x3
Gross
Wing Stop [1]
3,876
6.6%
9/8/2015
4/1/2020
$20,928.00
$5.40
4/2/2020
FMV
3x5
NNN
E4
Metro PCS [1] (Wing Stop Sublease)
1,000
1.7%
-
-
$0.00
$0.00
-
-
-
-
E5
Little Caesars Pizza
2,200
3.8%
4/25/2014
4/30/2024
$15,000.00
$6.82
5/1/2024
$7.36
2x5
Gross
55,980
95.9%
$368,870
$6.32
Vacant
2,397
4.1%
Total
58,377
100.0%
E2-3
Occupied
1
% of SQFT
MetroPCS in the Property is subleasing space from Wing Stop, the Landlord is not collecting anything from MetroPCS. Wing Stop is responsible for the full 4,876 SF
F I N A N C I A L A N A LY S I S
4
TE NA NT INF ORMAT I ON
H IG H P LAZ A
Tenant
Family Dollar
Corporate/Franchise
Corporate
Locations
8,000+ Locations Worldwide
Website
www.familydollar.com
Line of Business
Family Dollar is a variety store chain in the United States. With over 8,100 locations, it is the second largest retailer of its type in the United States. With the help of their vendor community they are able to keep their costs low, enabling them to pass those savings down to their customer. Family Dollar is committed to the communities they serve by offering quality merchandise at low prices.
Tenant
Workforce Solutions of East Texas
Corporate/Franchise
Government
Locations
7 Workforce Solutions Centers
Website
www.easttexasworkforce.org
Line of Business
The East Texas Council of Governments is a voluntary association of counties, cities, school districts and special districts within the fourteen-county East Texas region. ETCOG assists local governments in planning for common needs, cooperating for mutual benefit and coordinating for sound regional development. Either directly, or through our contractors, ETCOG provides programs and services for East Texas seniors, employers and job seekers.
Tenant
Little Caesars
Corporate/Franchise
Franchise
Locations
5,400+ Locations Worldwide
Website
www.littlecaesars.com
Line of Business
Little Caesars Pizza is the third-largest pizza chain in the United States and has been operating for nearly 60 years. Since 2004, the chain started offering “Hot-N-Ready”, a large pepperoni pizza sold for $5. The concept was successful enough to become a permanent fixture of the chain, and Little Caesars’ business model has shifted to focus more on carryout. Globally, Little Caesars has restaurants on five continents.
PROPERTY DESCRIPTION
5
TE NA NT INF ORMAT I ON
H IG H P LAZ A
Tenant
Wingstop
Corporate/Franchise
Franchise
Locations
1,000+ Locations Worldwide
Website
www.wingstop.com
Line of Business
Founded in 1994 and headquartered in Dallas, Texas, Wingstop operates and franchises more than 1,000 locations across the world. Wingstop’s menu features classic and boneless wings with 11 bold, distinctive flavors. Wingstop’s wings are always cooked to order, handsauced and tossed and served with a variety of house-made sides including fresh-cut, seasoned fries.
Tenant
Wellness Pointe
Corporate/Franchise
Corporate
Locations
4 Locations
Website
www.wellnesspointe.org
Line of Business
Wellness Pointe is an FTCA Deemed Federally Qualified Health Center (FQHC) and 501(c)3 nonprofit organization that provides a variety of medical and social support programs to benefit the health of the whole family. Wellness Pointe caters to individuals that do not have a primary care physician or would like to change providers. Wellness Pointe has four convenient locations in East Texas.
Tenant
Acceptance Insurance
Corporate/Franchise
Franchise
Locations
350+ Locations
Website
www.acceptanceinsurance.com
Line of Business
Acceptance Insurance is a leading provider of personal automobile insurance and other related products. Headquartered in Nashville, Tennessee, Acceptance markets its services through the Acceptance Insurance, Yale Insurance, and Insurance Plus brands. The company operates over 350 retail locations in 12 states.
PROPERTY DESCRIPTION
6
I N VE S TMENT HI GHLI GHT S
H IG H P LAZ A
• Stabilized Asset with Value-Add Opportunity: The Property is currently 95.9% occupied providing investors with a stable current cash flow while offering potential upside through the lease-up of the remaining 2,397 square feet of available space. • Outstanding Tenant Longevity: The Property has seen high tenant retention. 67% of the current tenants have been located in the center for more than 10 years. • Brand New Roof: About two thirds of the roof on High Plaza Shopping Center was replaced in 2017 and includes a 20-year warranty. This will benefit an investor as it is likely to require minimal capital improvements in the near future. • Replaceable Rent: The average rent in the Property is $6.32. In the event that a tenant was to vacate, an owner will be able to backfill the income stream. • Priced Below Replacement Cost: High Plaza Shopping Center presents a compelling opportunity to acquire a retail asset at $54.82 per square foot, which is well below replacement cost. • Access & Visibility: Located at the intersection of S High St, S Mobberly Ave, and Estes Pkwy, which are some of the main thoroughfares in south Longview. There are over 16,500 vehicles per day who pass through this major intersection. • Located in Close Proximity to LeTourneau University & Komatsu: High Plaza Shopping Center is located less than a quarter mile from to LeTourneau University. LeTourneau University is a private Christian college with over 3,000 undergraduate students. Komatsu Mining Corp. is one of the largest employers in Longview, with nearly 700 workers, and is located adjacent to the Property. PROPERTY DESCRIPTION
7
S I T E PL A N
H IG H P LAZ A
7 2
6
SQ FT
1
East Texas Council of Governments
2
Total Beauty Supplies
4,153
3
Texas Barber Institute
4,920
4
Wellness Point
3,591
5
Vacant
2,397
6
Family Dollar
8,640
7
Acceptance Insurance
1,200
8
Wing Stop
3,876
9
Metro PCS
1,000
10
Little Caesars Pizza
2,200
26,400
H IG H ST
MOBBERLY AVE
Tenant
4
10
5
1
Suite
3
8
9
PROPERTY DESCRIPTION
8
A E R I AL MA P
H IG H P LAZ A WARE ELEMENTARY SCHOOL
AVE
8,784 VPD
HIGH
M O B B E R LY
HENRY FOSTER MIDDLE SCHOOL
ST
10,947 VPD
HUDSON PEP ELEMENTARY SCHOOL
ES TE S PK W Y
15,399 VPD
490 38 ,
VPD
PROPERTY DESCRIPTION
9
LO C AL MA P
H IG H P LAZ A
PROPERTY DESCRIPTION
10
REG IONA L MA P
H IG H P LAZ A
PROPERTY DESCRIPTION
11
M A R KET S U MMARY
H IG H P LAZ A
Longview, TX
OVERVIEW Longview, the county seat of Gregg County, is a city in Gregg and Harrison counties in Texas. Longview is located in East Texas, where Interstate 20 and U.S. Highways 80 and 259 converge just north of the Sabine River. The city is just over 120 miles east of Dallas and less than 60 miles from Shreveport, Louisana. According to the 2010 U.S. census, Longview had a population of 80,455, with an estimated population of 81,522 in 2017. Longview is the principal city of the Longview metropolitan statistical area, comprising Gregg, Upshur, and Rusk counties. As of 2017, the population of the metropolitan area census estimates is 217,481. Longview was founded in the early 1870’s when Southern Pacific Railroad extended its track from Marshall, Texas, westward into Gregg County. In June 1871, Longview was incorporated as the first town in Gregg County. Today, the city is considered a major hub city for the region. In 2014, Forbes magazine ranked Longview as the sixth fastest-growing small city in the United States.
Additionally, Longview is the hub of East Texas outdoor recreation and leisure travel. AlleyFest is an annual art and music festival in downtown Longview. The Great Texas Balloon Race is a competitive event attracting world class hot air balloon pilots from around the world who compete for points toward national and international titles. There are 25 lakes, within 75 miles of Longview, providing many outdoor activities. Longview’s economy is strong and diverse, and the oil and gas industry continues to play a major role in its economic development. Companies with significant presence in Longview are Eastman Chemical and Trinity Rail Group. Some other major sectors of the Longview economy include the East Texas Oil Field, services, technology, and manufacturing. In October 2007, Longview was recertified as a Texas Urban Main Street City. Other communities stimulating the city and metro area are LeTourneau University, Kilgore College, and the University of Texas at Tyler’s Longview University Center.
PROPERTY DESCRIPTION
12
D E M OG RA PHIC STAT I ST I CS
H IG H P LAZ A
1 MILE
3 MILE
5 MILE
8,294 8,194 7,943 1.22% 3.16% 2,915
25,246 24,919 24,045 1.31% 3.63% 7,982
53,926 53,233 51,366 1.30% 3.63% 12,559
4,193 3,644 84 94 36 142 3
12,475 11,473 289 173 53 455 4
34,732 16,149 564 689 82 1,017 4
2,407 2,374 2,283 1.39% 3.99% 1,207 1,167 $36,377 $30,039
8,130 8,023 7,714 1.33% 4.01% 4,140 3,882 $37,554 $28,661
20,078 19,811 19,050 1.35% 3.99% 11,155 8,656 $54,147 $37,042
942 887 333 143 37 21 4 6
3,422 2,833 1,003 420 159 77 55 51
6,383 6,439 2,999 1,585 894 407 564 539
Population: 2023 Projection 2018 Estimate 2010 Census Growth 2018-2023 Growth 2010-2018 2018 Population Hispanic Origin
2018 Population by Race: White Black Am. Indian & Alaskan Asian Hawaiian & Pacific Island Other U.S. Armed Forces:
Households: 2023 Projection 2018 Estimate 2010 Census Growth 2018 - 2023 Growth 2010 - 2018 Owner Occupied Renter Occupied 2018 Avg Household Income 2018 Med Household Income
2018 Households by Household Inc: <$25,000 $25,000 - $50,000 $50,000 - $75,000 $75,000 - $100,000 $100,000 - $125,000 $125,000 - $150,000 $150,000 - $200,000 $200,000+
Demographic data © CoStar 2018
PROPERTY DESCRIPTION
13
CONFIDENTIALITY AGREEMENT The information contained in the following offering memorandum is proprietary and strictly confidential. It is intended to be reviewed only by the party receiving it from STRIVE and it should not be made available to any other person or entity without the written consent of STRIVE. By taking possession of and reviewing the information contained herein the recipient agrees to hold and treat all such information in the strictest confidence. The recipient further agrees that recipient will not photocopy or duplicate any part of the offering memorandum. If you have no interest in the subject property at this time, please return this offering memorandum to STRIVE. This offering memorandum has been prepared to provide summary, unverified financial and physical information to prospective purchasers, and to establish only a preliminary level of interest in the subject property. The information contained herein is not a substitute for a thorough due diligence investigation. STRIVE has not made any investigation, and makes no warranty or representation with respect to the income or expenses for the subject property, the future projected financial performance of the property, the size and square footage of the property and improvements, the presence or absence of contaminating substances, PCBs or asbestos, the compliance with local, state and federal regulations, the physical condition of the improvements thereon, or the financial condition or business prospects of any tenant, or any tenantâ&#x20AC;&#x2122;s plans or intentions to continue its occupancy of the subject property. The information contained in this offering memorandum has been obtained from sources we believe to be reliable; however, STRIVE has not verified, and will not verify, any of the information contained herein, nor has STRIVE conducted any investigation regarding these matters and makes no warranty or representation whatsoever regarding the accuracy or completeness of the information provided. All potential buyers must take appropriate measures to verify all of the information set forth herein. Prospective buyers shall be responsible for their costs and expenses of investigating the subject property. ALL PROPERTY SHOWINGS ARE BY APPOINTMENT ONLY. PLEASE CONTACT STRIVE AGENT FOR MORE DETAILS.
Commercial Disclaimer STRIVE hereby advises all prospective purchasers of commercial property as follows: The information contained in this Marketing Brochure has been obtained from sources we believe to be reliable. However, STRIVE has not and will not verify any of this information, nor has STRIVE conducted any investigation regarding these matters. STRIVE makes no guarantee, warranty or representation whatsoever about the accuracy or completeness of any information provided. As the Buyer of a commercial property, it is the Buyer’s responsibility to independently confirm the accuracy and completeness of all material information before completing any purchase. This Marketing Brochure is not a substitute for your thorough due diligence investigation of this investment opportunity. STRIVE expressly denies any obligation to conduct a due diligence examination of this Property for Buyer. Any projections, opinions, assumptions or estimates used in this Marketing Brochure are for example only and do not represent the current or future performance of this property. The value of a commercial property to you depends on factors that should be evaluated by you and your tax, financial and legal advisors. Buyer and Buyer’s tax, financial, legal, and construction advisors should conduct a careful, independent investigation of any commercial property to determine to your satisfaction with the suitability of the property for your needs. Like all real estate investments, this investment carries significant risks. Buyer and Buyer’s legal and financial advisors must request and carefully review all legal and financial documents related to the property and tenant. While the tenant’s past performance at this or other locations is an important consideration, it is not a guarantee of future success. Similarly, the lease rate for some properties, including newly-constructed facilities or newly-acquired locations, may be set based on a tenant’s projected sales with little or no record of actual performance, or comparable rents for the area. Returns are not guaranteed; the tenants and any guarantors may fail to pay the lease rent or property taxes, or may fail to comply with other material terms of the lease; cash flow may be interrupted in part or in whole due to market, economic, environmental or other conditions. Regardless of tenants history and lease guarantees, Buyer is responsible for conducting his/her own investigation of all matters affecting the intrinsic value of the property and the value of any long-term leases, including the likelihood of locating replacement tenants if any of the current tenants should default or abandon the property, and the lease terms that Buyer may be able to negotiate with any potential replacement tenants considering the location of the property, and Buyer’s legal ability to make alternate use of the property. By accepting this Marketing Brochure you agree to release STRIVE and hold it harmless from any kind of claim, cost, expense, or liability arising out of your investigation and/or purchase of this commercial property.
Information About Brokerage Services
Texas law requires all real estate license holders to give the following information about brokerage services to prospective buyers, tenants, sellers and landlords. TYPES OF REAL ESTATE LICENSE HOLDERS: • A BROKER is responsible for all brokerage activities, including acts performed by sales agents sponsored by the broker. • A SALES AGENT must be sponsored by a broker and works with clients on behalf of the broker. A BROKER’S MINIMUM DUTIES REQUIRED BY LAW (A client is the person or party that the broker represents): • Put the interests of the client above all others, including the broker’s own interests; • Inform the client of any material information about the property or transaction received by the broker; • Answer the client’s questions and present any offer to or counter-offer from the client; and • Treat all parties to a real estate transaction honestly and fairly. A LICENSE HOLDER CAN REPRESENT A PARTY IN A REAL ESTATE TRANSACTION: AS AGENT FOR OWNER (SELLER/LANDLORD): The broker becomes the property owner’s agent through an agreement with the owner, usually in a written listing to sell or property management agreement. An owner’s agent must perform the broker’s minimum duties above and must inform the owner of any material information about the property or transaction known by the agent, including information disclosed to the agent or subagent by the buyer or buyer’s agent. AS AGENT FOR BUYER/TENANT: The broker becomes the buyer/tenant’s agent by agreeing to represent the buyer, usually through a written representation agreement. A buyer’s agent must perform the broker’s minimum duties above and must inform the buyer of any material information about the property or transaction known by the agent, including information disclosed to the agent by th e seller or seller’s agent. AS AGENT FOR BOTH - INTERMEDIARY: To act as an intermediary between the parties the broker must first obtain the written agreement of each party to the transaction. The written agreement must state who will pay the broker and, in conspicuous bold or underlined print, set forth the broker’s obligations as an intermediary. A broker who acts as an intermediary: • Must treat all parties to the transaction impartially and fairly; • May, with the parties’ written consent, appoint a different license holder associated with the broker to each party (owner and • buyer) to communicate with, provide opinions and advice to, and carry out the instructions of each party to the transaction. • Must not, unless specifically authorized in writing to do so by the party, disclose: ӽӽ that the owner will accept a price less than the written asking price; ӽӽ that the buyer/tenant will pay a price greater than the price submitted in a written offer; and ӽӽ any confidential information or any other information that a party specifically instructs the broker in writing not to disclose, unless required to do so by law. AS SUBAGENT: A license holder acts as a subagent when aiding a buyer in a transaction without an agreement to represent the buyer. A subagent can assist the buyer but does not represent the buyer and must place the interests of the owner first. TO AVOID DISPUTES, ALL AGREEMENTS BETWEEN YOU AND A BROKER SHOULD BE IN WRITING AND CLEARLY ESTABLISH: • The broker’s duties and responsibilities to you, and your obligations under the representation agreement. • Who will pay the broker for services provided to you, when payment will be made and how the payment will be calculated. LICENSE HOLDER CONTACT INFORMATION: This notice is being provided for information purposes. It does not create an obligation for you to use the broker’s services. Please acknowledge receipt of this notice below and retain a copy for your records.
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Information available at www.trec.texas.gov IABS 1-0
exclusively listed 469.844.8880
STRIVERE.COM