Investment Property Offering

Transcription

1 Investment Property Offering The Slope Apartments Stable market area with strong population and employment growth Value add opportunity with loss to lease below market rents Strong market demand with easy access to schools, shopping facilities and located on public bus line Sponsored By: PETER HITCHENS Senior Investment Advisor Each office is independently owned and operated. RE/MAX EXECUTIVE - COMMERCIAL DIVISION 2901 Coltsgate Road Charlotte, NC Each office independently owned and operated

2 S E C T I O N I C h a r l o t t e A p a r t m e n t M a r k e t

3 Charlotte s growing economy has made it an attractive destination for young professionals, increasing apartment demand and encouraging development and rent growth. Employers are expanding their footprints across the metro, pushing total employment well beyond the pre-recession peak. The strong job market is attracting millennials and families to the metro, pushing up demand. Young adults between 20 and 34 years old are the largest renters group, and in Charlotte, this demographic segment is expected to increase 2.1 percent this year, more than five times the national average. Though the construction pipeline is going to slow significantly from last year s accelerated pace, three years of elevated completion volumes will push up vacancy into the low-5 percent range. The rise in vacancy will be temporary as demand builds and new units are leased up throughout the year. Growing renter competition will enable operators to lift effective rents for the fifth year in a row. Long-term rent growth potential and lower yields than many other large markets along the East Coast will attract a large pool of investors to the Charlotte metro, creating intense competition for listings. Additionally, a low interest rate will provide buyers with sufficient leverage to make acquisitions, expanding investor demand. As the price gap between buyers and sellers narrows, transaction velocity will rise as more owners are drawn off the sidelines. An intense bidding environment for assets in desirable locations will push yield-sensitive buyers to the suburbs where first-year returns can exceed 7 percent. Institutional buyers are targeting best-in-class assets in Uptown, which can trade in the low- to mid-5 percent range. Marcus & Millichap 2015 Charlotte Apartment Research Report

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5 PROPERTY DESCRIPTION The Slope Apartments are well located near the major corridors of Eastway Drive and Central Avenue approximately 4 miles east of Downtown Charlotte. Residents enjoy a quite setting near Kilborne Public Park and added security within a gated community. Units within The Slope are among the largest in the market which make them attractive to tenants. The Slope features 15 detached, two story buildings consisting of 8 to 24 units each. The unit mix is (102) 1 bedroom units and (24) 2 bedroom units. There is an on-site laundry facility with coin operated machines. Also, amenities include swimming pool, tennis court, basketball court, clubhouse and volleyball area. All units are full electric with tenant paying for electrical utilities. Water, sewer, sanitation and recycle are included in the rent. Leasing agent is onsite and complex offers 24-hour emergency maintenance. P. 5 The accuracy of all information, regardless of source, including but not limited to square footages and lot sizes, is deemed reliable but not guaranteed and should be personally verified through personal inspection by and/or with the appropriate professionals.

6 PROPERTY PHOTOS The Slope Apartments Exterior Photos P. 6 The accuracy of all information, regardless of source, including but not limited to square footages and lot sizes, is deemed reliable but not guaranteed and should be personally verified through personal inspection by and/or with the appropriate professionals.

7 MAPS AND AERIALS P. 7 The accuracy of all information, regardless of source, including but not limited to square footages and lot sizes, is deemed reliable but not guaranteed and should be personally verified through personal inspection by and/or with the appropriate professionals.

8 MAPS AND AERIALS The accuracy of all information, regardless of source, including but not limited to square footages and lot sizes, is deemed reliable but not guaranteed and should be personally verified through personal inspection by and/or with the appropriate professionals. P. 8

9 7/16/2015 Population for 1 Mile Radius 2205 Kilborne Dr, Charlotte, NC Population 1 Mile 3 Mile 5 Mile 2015 Total Population: 14, , , Population: 16, , ,703 Pop Growth : 10.69% 11.80% 11.73% Average Age: Households 2015 Total Households: 5,698 48, ,425 HH Growth : 10.46% 11.78% 11.89% Median Household Inc: $32,318 $34,223 $41,748 Avg Household Size: Avg HH Vehicles: Housing Median Home Value: $128,678 $138,113 $159,423 Median Year Built: The accuracy of all information, regardless of source, including but not limited to square footages and lot sizes, is deemed reliable but not guaranteed and should be personally verified through personal inspection by and/or with the appropriate professionals. P. 9

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11 FINANCIAL SUMMARY UNIT MIX & ANNUAL SCHEDULED INCOME Type Units Actual Total Market Total 1 Bedroom/ 1 Bath 104 $7,200 $748,800 $7,500 $780,000 2 Bedroom/ 1 Bath 24 $8,400 $201,600 $9,000 $216,000 TOTALS 128 $950,400 $996,000 INVESTMENT SUMMARY Price: $5,500,000 Year Built: 1971 Units: 128 Price/Unit: $42,969 RSF: 107,200 Price/RSF: $51.31 ANNUALIZED INCOME Actual Market Gross Potential Rent $950,400 $996,000 Less: Vacancy ($66,528) ($49,800) Misc. Income $19,662 $24,000 Effective Gross Income $903,534 $970,200 Less: Expenses ($442,514) ($495,116) Net Operating Income $461,020 $475,084 Debt Service ($267,530) ($267,530) Net Cash Flow after Debt Service $193,490 $207,554 Principal Reduction $70,982 $70,982 Total Return $264,472 $278,536 Lot Size: 7.69 acres Floors: 2 Cap Rate: 8.38% Market Cap Rate: 8.64% GRM: 5.67 Market GRM: 5.39 FINANCING SUMMARY Loan Amount: $4,400,000 Down Payment: $1,100,000 Loan Type: Balloon Interest Rate: 4.5% Term: 10 years Monthly Payment: $22,294 DCR: 1.72 ANNUALIZED EXPENSES Actual Market Property Management Fee $36,141 $39,840 Replacement Reserves $32,000 $32,000 Payroll, Taxes, Benefits $40,366 $90,000 Advertising $4,200 $4,200 Building Insurance $32,000 $32,000 Pest Control $3,696 $3,800 Administrative $29,129 $27,800 Landscaping $13,907 $14,000 Repairs and Maintenance $18,754 $20,000 Taxes - Real Estate $53,076 $53,076 Utilities $122,371 $122,400 Unit Turns $56,874 $56,000 Total Expenses $442,514 $495,116 Expenses Per RSF $4.13 $4.62 Expenses Per Unit $3,457 $3,868 Market Rents were extracted from competing rentals in the area and from closed multifamily sales P. 11 The accuracy of all information, regardless of source, including but not limited to square footages and lot sizes, is deemed reliable but not guaranteed and should be personally verified through personal inspection by and/or with the appropriate professionals.

12 OPERATING INCOME ANALYSIS $1,100,000 $990,000 $880,000 $770,000 $660,000 $550,000 $440,000 $330,000 $220,000 $110,000 Year Legend GROSS OPERATING INCOME NET OPERATING INCOME NET CASH FLOW (b/t) The accuracy of all information, regardless of source, including but not limited to square footages and lot sizes, is deemed reliable but not guaranteed and should be personally verified through personal inspection by and/or with the appropriate professionals. P. 12

13 CUMULATIVE WEALTH ANALYSIS $8,000,000 $7,200,000 $6,400,000 $5,600,000 $4,800,000 $4,000,000 $3,200,000 $2,400,000 $1,600,000 $800,000 Year Legend Equity (loan reduction) Equity (appreciation) CASH FLOW (a/t) The accuracy of all information, regardless of source, including but not limited to square footages and lot sizes, is deemed reliable but not guaranteed and should be personally verified through personal inspection by and/or with the appropriate professionals. P. 13

14 BIOGRAPHY PROFESSIONAL BIO Peter Hitchens has over 35 years of experience in commercial brokerage, property investment, development, construction, and property valuation. Peter specializes in multi-family properties in the Charlotte MSA. As a Charlotte native and entrepreneur, Peter started and developed three successful real estate companies with thousands of transactions valued over $7.4 Billion. He earned a BA in Economics from UNC Chapel Hill and has held a NC Real Estate Broker s license since 1981 and a NC General Contractor s license since P. 14 The accuracy of all information, regardless of source, including but not limited to square footages and lot sizes, is deemed reliable but not guaranteed and should be personally verified through personal inspection by and/or with the appropriate professionals.