BluePearl Veterinary Partners of Tacoma

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1 S. Durango St., Tacoma, WA BluePearl Veterinary Partners of Tacoma Scott Clements P C E David Butler P C E

2 5608 S. Durango Street, Tacoma, WA table of contents 1 Investment highlights 2 Tenant overview 3 Site overview 4 Market overview 5 DEMOGRAPHICS 6 Financial snapshot/analysis The information contained herein was obtained from sources believed reliable, however, ORION Commercial Partners LLC makes no guarantees, warranties, or representations as to the completeness or accuracy thereof. The presentation of this property is submitted subject to errors, omissions, change of price or conditions prior to sale or lease, or withdrawal without notice. BluePearl Tacoma ORION Commercial Partners 2

3 Investment highlights: summary Investment Highlights Offering Price $3,000,000 Cap Rate 6.21% Total Building Area 11,772 Price Per Square Foot $ Total Land Area 73,334 SF (1.68 Acres) NOI $183,600 The offering ORION Commercial Partners is excited to offer for sale the highly regarded BluePearl Veterinary Partners of Tacoma 24-hour emergency Animal Hospital in Tacoma, WA. Originally opened in the 1970 s, the facility has grown to include 24- hour emergency and critical care services to over 100 referring general veterinary practices in the south Puget Sound region. BluePearl has recently been purchased by Mars Inc., the 7th largest privately held company in the United States, with over 33 billion in annual sales - according to Forbes. This investment opportunity is backed by a 10-year NNN lease with 2.0% annual rental increases. BluePearl s growth plan has involved purchasing only the most vibrant and successful veterinary specialty hospitals in their respective market areas. This investment provides the passive investor with a very well located property, a strong tenant, with no landlord responsibilities. BluePearl Tacoma ORION Commercial Partners 3

4 investment highlights NNN Lease With Minimal Landlord Responsibility BluePearl Veterinary Partners of Tacoma is responsible for any and all expenses associated with the property (except for foundation and structure) including any and all capital improvements made by tenant. Strong Signature - BluePearl Veterinary Partners/Mars. Inc. In 2010 the CEO and CMO of BluePearl received the Ernst and Young Florida Entrepreneur Of The Year Award for the Services Category. In August 2012, BluePearl Veterinary Partners was 1,695 on the 2012 Inc. 5000, a list of the 5,000 fastest growing businesses in the U.S. according to Inc. (magazine). BluePearl was also recognized as the 16th fastest growing company in Tampa for 2012 by Inc. (magazine). In September 2014, BluePearl Veterinary Partners was purchased by Mars Inc., the 7th largest privately held company in the United States, with over 33 billion in annual sales - according to Forbes. Strong Demographics Located in Pierce County, Tacoma is an International city with a population of over 200,000, and over 125,000 residents within a 5-mile radius of the hospital. Additionally, the hospital draws from the surrounding south Puget Sound communities of Gig Harbor, Puyallup, Sumner, Lacey, and Olympia to name a few. BluePearl Tacoma ORION Commercial Partners 4

5 tenant overview history of BluePearl tacoma First established in the 1970 s, BluePearl Veterinary Partners of Tacoma, WA has been serving the south Puget Sound community for 40-plus years. Originally open nights and weekends in the 1970 s, the facility has grown and expanded through the early 2000 s to include comprehensive specialized and emergency and critical care 24-hours a day, seven days a week to serve over 100 referring general veterinary practices in south Puget Sound. BluePearl Tacoma has over 70 supporting staff members to service board certified doctors in neurology, internal medicine, MRI, radiology, oncology, surgery and emergency and critical care. Previously known as the Puget Sound Veterinary Referral Center, it joined forces with BluePearl Veterinary Partners in September of By doing so, it has provided BluePearl of Tacoma the ability to ensure continued growth via additional regional networking and resources as Tacoma s premier Veterinary Speciality Center. This will strategically position BluePearl as the south Puget Sound s economy continues to grow and thrive. BluePearl Tacoma ORION Commercial Partners 5

6 tenant overview about BluePearl the history of BluePearl BE KIND: We are patient, compassionate and understanding. BE TRUE: We do and say the right thing in the right way. BE BOLD: We inspire and embrace change. BE ESSENTIAL: We build lasting bonds. BluePearl Veterinary Partners LLC is a privately owned company that operates emergency and specialty veterinary hospitals throughout the United States. They currently have hospitals in 16 states. BluePearl is owned by employee veterinarians and veterinary professionals and locally managed by experienced, community-focused, and serviceminded veterinarians. They partner with family veterinarians who provide primary patient care, assuring an unbroken continuum of quality medicine for pets at every stage of their lifetime. Today, BluePearl is one of the largest private providers of approved veterinary residency and internship educational programs in the world. Kindness is the foundation of veterinary medicine. At BluePearl, they believe that remarkable care combines state-of-the-art veterinary medicine with a focus on compassion and respect for your pet and for you. We treat your pet as we treat our own pets. We treat you as we treat our family friends. We treat your family veterinarian as our partner. In the 1990s, when veterinarian Neil Shaw was completing residency training in internal medicine at the University of Florida, his brother, Darryl Shaw, was finishing an MBA at Northwestern University. They dreamed of moving back to their hometown of Tampa to open a private specialty practice in which newly board-certified Neil would provide the medical care and Darryl would oversee business operations. Before proceeding, the brothers turned for guidance to their dad, a primary care veterinarian who has practiced in Tampa for many years. The brothers give their father credit for encouraging and building confidence in their dream. The day after Neil completed his residency in July 1996, he began seeing patients at their new hospital in Tampa. From the beginning, the Shaws focused on providing remarkable patient care and service to family veterinarians and their clients. BluePearl is growing with more than 475 veterinarians employed, but they remain committed to acting locally, assuring that each community they are a part of receives comprehensive, compassionate veterinary care in an exceptional patient-care and work environment. The leaders of their local hospitals are shareholders in BluePearl who were invited to join BluePearl precisely because of their attitudes, what they bring to the community of hospitals, and how well they fit with the BluePearl culture. BluePearl also participates in and conducts clinical trials to study the effectiveness of new drugs and treatments. Information courtesy of: BluePearl Tacoma ORION Commercial Partners 6

7 tenant overview the history of BluePearl (continued) Over the next few years, Florida Veterinary Specialists added boardcertified veterinarians in different specialties, growing to become one of the largest multi-disciplinary private veterinary specialty hospitals in the Southeast. Their successful philosophy led to new opportunities, opening specialty and emergency hospitals in other locations in the Tampa Bay area and in New York City. In December 2012, BluePearl Veterinary Partners was ranked #36 out of the top 100 job creators in the U.S. according to Inc. Magazine s Hire Power Awards. About the same time, in Kansas City, Dr. Jeff Dennis and Dr. Joe Desch were growing the specialty and emergency hospital they founded in 1992 into one of the largest in the Midwest. Friendships were formed and it became evident that working together toward our common goals of collaborative veterinary medicine provided with utmost compassion for families and pets. In 2008, BluePearl Veterinary Partners was formed by merging the Kansas City hospital with the Florida and New York hospitals. Over time, like-minded owners of other veterinary specialty hospitals around the country were thriving. BluePearl s model of a business controlled and managed by like-minded veterinarians who remain involved in their hospitals hit a chord. As a result, today, BluePearl offers emergency and specialty services in 16 states. We employ more than 2400 team members, including more than 500 veterinarians. Awards and Recognition In 2009, Dr. Neil Shaw was featured in People Magazine as a hometown hero in the issue titled, Hero in Hard Times. In 2010, Darryl Shaw, CEO and Neil Shaw, Chief Medical Officer, received the Ernst & Young Florida Entrepreneur of the Year Award for the services category. In August 2012, BluePearl Veterinary Partners was 1,695 on the 2012 Inc. 5000, a list of the 5,000 fastest growing businesses in the U.S. according to Inc. (magazine). BluePearl was also recognized as the 16th fastest growing company in Tampa for 2012 by Inc. (magazine). Information courtesy of: additional information Please click on the links provided below for additional information and articles on BluePearl Veterinary Partners: BluePearl Tacoma ORION Commercial Partners 7

8 tenant overview PHOTOS BluePearl Tacoma ORION Commercial Partners 8

9 site overview FOX ISLAND PUGET SOUND TACOMA NARROWS BRIDGE GIG HARBOR subject property 16 SOUTH TACOMA HISTORIC DISTRICT TACOMA MALL S 56th St BluePearl Tacoma ORION Commercial Partners 9

10 site overview parcel map S 56th St S Proctor St S Durango St S 58th St BluePearl Tacoma ORION Commercial Partners 10

11 market overview about tacoma Tacoma is a diverse, international community of more than 201,700 residents. Tacoma has grown from its historical roots as a home of sawmills and a bustling port to a center for international exports, the arts and healthy, affordable living and it is the county seat of Pierce County, Washington, United States. The city is on Washington s Puget Sound, 32 miles (51 km) southwest of Seattle, 31 miles (50 km) northeast of the state capital, Olympia, and 58 miles (93 km) northwest of Mount Rainier National Park. Tacoma is the second-largest city in the Puget Sound area and the third largest in the state. Tacoma also serves as the center of business activity for the South Sound region, which has a population of around 1 million people. It is home to the Port of Tacoma, the seventh largest container port in the United States. Tacoma adopted its name after the nearby Mount Rainier, originally called Mount Takhoma or Mount Tahoma. It is known as the City of Destiny because the area was chosen to be the western terminus of the Northern Pacific Railroad in the late 19th century. The decision of the railroad was influenced by Tacoma s neighboring deep-water harbor, Commencement Bay. By connecting the bay with the railroad Tacoma s motto became When rails meet sails. Today, Commencement Bay serves the Port of Tacoma, a center of international trade on the Pacific Coast and Washington state s largest port. Like most central cities, Tacoma suffered a prolonged decline in the mid- 20th century as a result of suburbanization and divestment. Since the 1990s, developments in the downtown core include the University of Washington Tacoma; Tacoma Link, the first modern electric light rail service in the state; the state s highest density of art and history museums; and a restored urban waterfront, the Thea Foss Waterway. Neighorborhoods such as the 6th Avenue District have become revitalized. Beginning in the early 1990s, Tacoma has taken steps to revitalize itself and its image, especially downtown. The University of Washington established a branch campus in Tacoma in The same year, Union Station (Tacoma) was restored. The Museum of Glass opened in downtown Tacoma in 2002, showing glass art from the region and around the world. It includes a glassblowing studio and is connected to the rest of the Museum District by the Bridge of Glass, which features works by Tacoma native glass artist Dale Chihuly. Tacoma s downtown Cultural District is the site of the Washington State History Museum (1996) and the Tacoma Art Museum (2003). America s Car Museum was completed in late 2011 and resides near the Tacoma Dome in Tacoma. The glass and steel Greater Tacoma Convention and Trade Center opened in November Downtown Tacoma has a thriving Theatre District, anchored by the 89-yearold Pantages Theater. The Broadway Center for the Performing Arts manages the Pantages, the Rialto Theater, and the Theatre on the Square, as well as Tacoma Little Theatre, approaching its 100th birthday, and Gold From Straw Theatre Company, practicing out of a retired and partially renovated Mecca adult entertainment theater. Other attractions include the Grand Cinema and the Temple Theatre. Tacoma-Pierce County has been named one of the most livable areas in the country. Tacoma was also recently listed as the 19th most walkable city in the country. In contrast, the city is also ranked as the most stressed-out city in the country in a 2004 survey. In 2006, women s magazine Self named Tacoma the Most Sexually Healthy City in the United States. Tacoma is famous for the 1940 collapse of the Tacoma Narrows Bridge. Prior to that event, Tacoma was most noted for the Tacoma riot of BluePearl Tacoma ORION Commercial Partners 11

12 Demographics TACOMA Demographics Radius 1 Mile 3 Mile 5 Mile Population: 2020 Projection 16, , , Estimate 15, , , Census 15, , ,206 Growth % 5.03% 5.07% Growth % 4.90% 5.12% 2015 Population by Hispanic Origin 2,357 17,315 40, Population by Race: White 9,403 78, ,824 Black or African American 2,998 17,228 37,150 American Indian and Alaska Native 308 2,435 6,486 Asian 1,279 12,256 27,308 Hawaiian and Pacific Islander 371 2,447 5,649 Other Race 1,586 10,982 24,594 Radius 1 Mile 3 Mile 5 Mile Households: 2020 Projection 6,517 51, , Estimate 6,229 48, , Census 6,053 46, ,968 Growth % 5.03% 5.12% Growth % 4.80% 5.21% Owner Occupied 2,383 24,265 60,258 Renter Occupied 3,847 24,671 60, Avg Household Income: $49,860 $59,385 $62, Med Household Income: $45,006 $47,439 $47, Households by Household Inc.: Less than $25,000 1,865 12,894 33,180 $25,000 - $50,000 1,694 12,864 29,892 $50,000 - $75,000 1,522 9,790 22,841 $75,000 - $100, ,582 13,952 $100,000 - $125, ,672 8,525 $125,000 - $150, ,986 5,354 $150,000 - $200, ,326 4,197 $200, ,016 BluePearl Tacoma ORION Commercial Partners 12

13 demographics demographic ring - 1, 3, 5 Miles 1 Mile 3 Miles 5 Miles BluePearl Tacoma ORION Commercial Partners 13

14 Financial Analysis rent roll Tenant Rentable Sq. Ft. Term Begins Term Ends Rent/SF Annual Rent Rent Increases Option Periods Expenses BluePearl Washington, LLC 11,772 09/01/ /30/2024 $15.29 $183,600 2% Annually (3) 5 year NNN analysis assumptions Timing & Inflation Debt Financing Reporting Period: Oct 1, 2015 to Sept 30, 2020; 5 years Number of Notes: 1 Inflation Month: Analysis Start Beginning Principal Balance: 2,100,000 (70% LTV) General Inflation Rate: 3.00% Average Year 1 Interest Rate: 4.60% Property Size & Occupancy Property Purchase & Resale Property Size: 11,772 Square Feet Purchase Price: $3,000,000 Number of rent roll tenants: 1 Resale Method: Capitalize Net Operating Income Total Occupied Area: 11,772 Square Feet, %, during first month of analysis Cap Rate: 6.21% Cap Year: Year 6 Commission/Closing Cost: $229,437 Net Cash Flow from Sale: $1,237,396 BluePearl Tacoma ORION Commercial Partners 14

15 Financial Analysis projected cash flow Medical Sale/Leaseback Software: ARGUS Ver Tacoma, WA File: BLUEPEARL Tacoma Property Type: Office/Industrial Portfolio: Date: 7/3/15 Time: 9:28 am Ref#: ACU Page: 1 Schedule Of Prospective Cash Flow In Inflated Dollars for the Fiscal Year Beginning 10/1/2015 Year 1 Year 2 Year 3 Year 4 Year 5 Year 6 For the Years Ending Sep-2016 Sep-2017 Sep-2018 Sep-2019 Sep-2020 Sep-2021 Potential Gross Revenue Base Rental Revenue $183,906 $187,584 $191,334 $195,157 $199,063 $203,042 Scheduled Base Rental Revenue 183, , , , , ,042 Total Potential Gross Revenue 183, , , , , ,042 Effective Gross Revenue 183, , , , , ,042 Net Operating Income 183, , , , , ,042 Debt Service Interest Payments 95,904 94,340 92,703 90,989 89,195 Principal Payments 33,282 34,846 36,483 38,197 39,992 Origination Points & Fees 21,000 Total Debt Service 150, , , , ,187 Cash Flow After Debt Service $33,720 $58,398 $62,148 $65,971 $69,876 $203,042 But Before Taxes =========== =========== =========== =========== =========== =========== BluePearl Tacoma ORION Commercial Partners 15

16 Financial Analysis loan summary Medical Sale/Leaseback Tacoma, WA Individual Loan & Debt Service Summary Loan number 1 - Loan # 1 Software: ARGUS Ver File: BLUEPEARL Tacoma Property Type: Office/Industrial Portfolio: Date: 7/3/15 Time: 9:28 am Ref#: ACU Page: 2 Year 1 Year 2 Year 3 Year 4 Year 5 For the Years Ending Sep-2016 Sep-2017 Sep-2018 Sep-2019 Sep-2020 Minimum Debt Service Interest Payments $95,904 $94,340 $92,703 $90,989 $89,195 Principal Payments 33,282 34,846 36,483 38,197 39,992 Total Minimum Debt Service 129, , , , ,187 Fees & Contingencies Origination Points & Fees 21,000 Total Fees & Contingencies 21,000 Reductions & Retirement Principal Balloon or Call 1,917,200 Total Reductions & Retirement 1,917,200 Total Cash Flow Paid To Lender $150,186 $129,186 $129,186 $129,186 $2,046,387 =========== =========== =========== =========== =========== Principal Balance Summary Beginning Principal Balance $2,100,001 $2,066,718 $2,031,872 $1,995,389 $1,957,192 Periodic Principal Reductions (33,282) (34,846) (36,483) (38,197) (39,992) Principal Balloon Payments (1,917,200) Ending Principal Balance $2,066,719 $2,031,872 $1,995,389 $1,957,192 =========== =========== =========== =========== =========== Interest Rates Interest Rate on Principal 4.60% 4.60% 4.60% 4.60% 4.60% Cash Flow Coverage Ratios Cash to Total Interest Charged % % % % % Cash to Minimum Debt Service % % % % % Loan To Value Ratios Loan to Purchase Price 70.00% 68.89% 67.73% 66.51% 65.24% Loan to Capitalized Value 68.51% 66.11% 63.72% 61.35% 58.99% Lenders Yields (IRR) Base Yield to Maturity 4.60% Including Fees & Penalties 4.83% BluePearl Tacoma ORION Commercial Partners 16

17 Financial Analysis sources and uses Medical Sale/Leaseback Tacoma, WA Schedule Of Sources & Uses Of Capital d on Property Value, Leverage and Operatin Software: ARGUS Ver File: BLUEPEARL Tacoma Property Type: Office/Industrial Portfolio: Date: 7/3/15 Time: 9:28 am Ref#: ACU Page: 3 Year 1 Year 2 Year 3 Year 4 Year 5 For the Years Ending Sep-2016 Sep-2017 Sep-2018 Sep-2019 Sep-2020 Sources Of Capital Net Operating Gains $183,906 $187,584 $191,334 $195,157 $199,063 Debt Funding Proceeds 2,100,000 Initial Equity Contribution 900,000 Net Proceeds from Sale 3,154,596 Total Sources Of Capital $3,183,906 $187,584 $191,334 $195,157 $3,353,659 =========== =========== =========== =========== =========== Uses Of Capital Property Purchase Price $3,000,000 Total Debt Service 150, , , , ,187 Retirement & Penalties 1,917,200 Defined Uses Of Capital 3,150, , , ,186 2,046,387 Cash Flow Distributions 33,720 58,398 62,148 65,971 1,307,272 Total Uses Of Capital $3,183,906 $187,584 $191,334 $195,157 $3,353,659 =========== =========== =========== =========== =========== Unleveraged Cash On Cash Return Cash to Purchase Price 6.13% 6.25% 6.38% 6.51% 6.64% NOI to Book Value 6.13% 6.25% 6.38% 6.51% 6.64% Cash to Purchase Price & Costs 6.13% 6.25% 6.38% 6.51% 6.64% Leveraged Cash On Cash Return Cash to Initial Equity 3.75% 6.49% 6.91% 7.33% 7.76% Unleveraged Annual IRR 7.25% Leveraged Annual IRR 12.13% BluePearl Tacoma ORION Commercial Partners 17

18 Financial Analysis RESALE Medical Sale/Leaseback Tacoma, WA Prospective Property Resale Software: ARGUS Ver File: BLUEPEARL Tacoma Property Type: Office/Industrial Portfolio: Date: 7/3/15 Time: 9:28 am Ref#: ACU Page: 4 Year 1 Year 2 Year 3 Year 4 Year 5 For the Years Ending Sep-2016 Sep-2017 Sep-2018 Sep-2019 Sep-2020 Resale Amount Gross Proceeds from Sale $3,384,033 Commissions & Adjustments Commission (169,202) Excise Tax (60,236) Total Commissions & Adjustments (229,437) Net Proceeds From Sale 3,154,596 Outstanding Debt Retirement Total Principal Balances (1,917,200) Net Resale Proceeds After Debt $1,237,396 =========== =========== =========== =========== =========== Unleveraged Annual IRR 7.25% Leveraged Annual IRR 12.13% BluePearl Tacoma ORION Commercial Partners 18

19 Financial Analysis PROPERTY SUMMARY Timing & Inflation Reporting Period: October 1, 2015 to September 30, 2020; 5 years Inflation Month: Analysis Start General Inflation Rate: 3.00% Property Size & Occupancy Property Size: 11,772 Square Feet Number of rent roll tenants: 1 Total Occupied Area: 11,772 Square Feet, %, during first month of analysis Debt Financing Number of Notes: 1 Beginning Principal Balance: $2,100,000 Average Year 1 Interest Rate: 4.60% Property Purchase & Resale Purchase Price: $3,000,000 Resale Method: Capitalize Net Operating Income Cap Rate: 6.00% Cap Year: Year 6 Commission/Closing Cost: $229,437 Net Cash Flow from Sale: $1,237,396 BluePearl Tacoma ORION Commercial Partners 19

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