SOLA SALON STUDIOS LAS VEGAS, NV
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1 SOLA SALON STUDIOS LAS VEGAS, NV OFFERING MEMORANDUM
2 The information contained in the following Marketing Brochure is proprietary and strictly confidential. It is intended to be reviewed only by the party receiving it from Marcus & Millichap and should not be made available to any other person or entity without the written consent of Marcus & Millichap. This Marketing Brochure has been prepared to provide summary, unverified 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. Marcus & Millichap 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, PCB's or asbestos, the compliance with State and Federal regulations, the physical condition of the improvements thereon, or the financial condition or business prospects of any tenant, or any tenant s plans or intentions to continue its occupancy of the subject property. The information contained in this Marketing Brochure has been obtained from sources we believe to be reliable; however, Marcus & Millichap has not verified, and will not verify, any of the information contained herein, nor has Marcus & Millichap 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. CONFIDENTIALITYAGREEMENT AND DISCLAIMER ALL PROPERTY SHOWINGS ARE BY APPOINTMENT ONLY. PLEASE CONSULT YOUR MARCUS & MILLICHAP AGENT FOR MORE DETAILS.
3 SECTION ONE...PRICING & FINANCIAL ANALYSIS SECTION TWO...PROPERTY DESCRIPTION SECTION THREE...RECENT SALES SECTION FOUR...RENT COMPARABLES TABLE OF CONTENTS SECTION FIVE...DEMOGRAPHIC ANALYSIS
4 PRICING & FINANCIAL ANALYSIS SOLA SALON STUDIOS LAS VEGAS, NV
5 Offering Summary Price $1,825,500 Down Payment 40% $730,200 Price per Square Foot (GLA) $ Gross Leasable Area (GLA) 5,134 Year Built 2008 Lot Size 0.37 VITAL DATA CAP Rate - Current 8.29% Net Operating Income - Current $151,270 Net Cash Flow After Debt Service - Current $57,105 Total Return - Current 11.32% $82,651 PRICING & FINANCIAL ANALYSIS 1
6 Financing EXISTING FINANCING Loan Type COMMENTS Non-assumable. PROPOSED FINANCING FIRST TRUST DEED Other Loan Amount $1,095,300 Loan Type Proposed New Interest Rate 6.0% Amortization 20 Years Program 5/20 Loan to Value 60% Debt Coverage Ratio 1.61 PRICING & FINANCIAL ANALYSIS 2
7 Expenses CURRENT PER SF Real Estate Taxes $8,729 $1.70 Insurance 2, Accounting/Legal Fees CAM Utilities 1, Gargage 1, Misc. 4, Power Sewer 3, Water TOTAL CAM $12,762 $2.49 Management Fee 7, TOTAL EXPENSES $32,198 $6.27 PRICING & FINANCIAL ANALYSIS COMMENTS Repairs in 2010 were $1, that was considered capital improvements not included in reoccurring expenses 3
8 Operating Data Gross Leasable Area (GLA) 5,134 SF CURRENT PER SF Base Rent Occupied Space $164,986 $32.14 GROSS POTENTIAL RENT $164,986 $32.14 Expense Reimbursements CAM 18, Total Expense Reimbursements $18,482 $3.60 GROSS POTENTIAL INCOME $183,468 $35.74 EFFECTIVE GROSS INCOME $183,468 $35.74 Total Expenses $32, NET OPERATING INCOME $151,270 $29.46 PRICING & FINANCIAL ANALYSIS 4
9 Tenant Summary SuiteTenant GLA % of GLA Sola Salon Studios Lease Commence Lease Expire Annual Rent Rent/ SF Changes On Changes To Expense Reimbs. Other: Options/ % Rent 5, % 09/01/ /31/2019 $164, $ /15/2012 $169, $18, x5yr MG Lease Type PRICING & FINANCIAL ANALYSIS TOTAL TOTAL 5, % $164, $169, $18, TOTAL 5, % $164, $169, $18,
10 Tenant & Lease Summary Tenant Name: Sola Salon Studios Lease Commencement: September 1, 2009 Lease Expiration: August 31, 2019 Gross Leasable Area (GLA): 5,134 Original Term: Option Term: 10 Years Three, Five-Year Options Pro Rata Share of Project: 100% Headquartered: No. of Locations: Web Site: Denver, Colorado Five Las Vegas Locations Sola Salon Studios was founded in 2003 in Colorado. The Sola Salon concept has expanded in 19 states to franchisees. Their concept is for a salon professional to own and operate their own business without the risk and challenges of owning a conventional salon. Each location has individual salon suites where each stylist can customize their own space and have privacy for their clients. A growing concept in the country s top cities. Sola Salon Studios master leases the building and subleases to the stylist. PRICING & FINANCIAL ANALYSIS LEASE SUMMARY BASE RENT Lease Years Annual Rent Monthly Rent Monthly Rent/SF 10 $164, $13,749 $2.68 6
11 Financial Overview LOCATION 9340 West Tropicana Avenue Las Vegas, NV Price $1,825,500 Down Payment 40% $730,200 Gross Leasable Area (GLA) 5,134 Price/SF $ CAP Rate - Current 8.29% Year Built 2008 Lot Size 0.37 Type of Ownership Fee Simple FINANCING FIRST TRUST DEED Loan Amount $1,095,300 Loan Type Proposed New Interest Rate 6.0% Amortization 20 Years Program 5/20 Loan to Value 60% Loan information is time sensitive and subject to change. Contact your local Marcus & Millichap Capital Corporation representative. ANNUALIZED OPERATING DATA INCOME CURRENT Base Rent Occupied Space $164,986 Gross Potential Rent $164,986 Expense Reimbursements 18,482 Gross Potential Income $183,468 Effective Gross Income $183,468 Total Expenses 32,198 Net Operating Income $151,270 Debt Service 94,165 Debt Coverage Ratio 1.61 Net Cash Flow After Debt Service 7.82% $57,105 Principal Reduction 25,546 Total Return 11.32% $82,651 EXPENSES Real Estate Taxes $8,729 Insurance 2,975 Accounting/Legal Fees 725 CAM Utilities 1,100 Gargage 1,851 Misc. 4,178 Power 939 Sewer 3,789 Water 905 TOTAL CAM $12,762 Management Fee (% of EGI) 3.8% 7,007 TOTAL EXPENSES $32,198 EXPENSES/SF $6.27 PRICING & FINANCIAL ANALYSIS 7
12 PROPERTY DESCRIPTION SOLA SALON STUDIOS LAS VEGAS, NV
13 Investment Overview INVESTMENT HIGHLIGHTS Cap Rate Percent Cash-on-Cash Return Percent Three Percent Annual Increases Southwest Location Easy Access to Interstate 215 Freeway Freeway Frontage The subject property is a 5,134 square-foot retail building located on the northeast corner of West Tropicana Avenue and Fort Apache Road in the highly desirable southwest retail corridor. The property has high visibility from the Beltway Freeway, and easy access to the 215 Freeway. Sola Salon Studios is adjacent to prominent tenants such as Denny s, Taco Bell, Arby s, and Papa John s, and across the street from three major retail centers; Cross Road Plaza, Tropicana Beltway and Desert Palm Plaza. Sola Salon Studios is a franchise salon concept that lets stylists take ownership of their business. It s one big salon that houses dozens of other little salons. Suites go for $285-$660 monthly, depending on size and location. Only experience stylist with an established clientele can set-up shop. Sola Salon Studios, LLC signed a master lease and subleases to the stylist. This investment is ideal for an investor who is looking for a stable tenant who is well established in an irreplaceable location. PROPERTY DESCRIPTION New Construction 9
14 About Sola Salon Studios PROPERTY DESCRIPTION State Locations - Arizona - California - Colorado - Florida - Georgia - Illinois - Indiana - Kansas - Kentucky - Michigan - Minnesota - Nevada - New York - North Carolina - Oregon - South Dakota - Tennessee - Texas - Vermont - Virginia - Washington 10
15 Property Summary THE OFFERING Property Sola Salon Studios Property Address 9340 West Tropicana Avenue Las Vegas, NV Assessor's Parcel Number Zoning General Commercial (C-2) SITE DESCRIPTION Number of Stories One Year Built 2008 Gross Leasable Area (GLA) 5,134 SF Lot Size 0.37 Type of Ownership Fee Simple Parking Ratio 2.73/1000 Landscaping Desert Topography Flat PROPERTY DESCRIPTION CONSTRUCTION Foundation Framing Exterior Parking Surface Roof Concrete Frame/Stucco Stucco Asphalt Flat Roll Tar Composite MECHANICAL HVAC Utilities Yes All City 11
16 Property Photos PROPERTY DESCRIPTION 12
17 Area Maps PROPERTY DESCRIPTION LOCAL MAP REGIONAL MAP 13
18 Aerial Photo PROPERTY DESCRIPTION 14
19 Adjacent Properties PROPERTY DESCRIPTION 15
20 RECENT SALES SOLA SALON STUDIOS LAS VEGAS, NV
21 Recent Sales Map RECENT SALES 1) 2) 3) Subject Property 395 West Centennial Parkway 2233 Paradise Road 151 North Gibson Road 17
22 CAP Rate & Price/SF AVERAGE CAP RATE Avg 7.52% RECENT SALES Subject 395 West Centennial Parkway 2233 Paradise Road 151 North Gibson Road AVERAGE PRICE/SF Avg $ Subject 395 West Centennial Parkway 2233 Paradise Road 151 North Gibson Road 18
23 Recent Sales SUBJECT PROPERTY SOLA SALON STUDIOS 9340 West Tropicana Avenue Las Vegas, NV Year Built: 2008 Gross Leasable Area (GLA): 5,134 SF Offering Price: $1,825,500 Percent Down 40% CAP Rate: 8.29% Price/SF (GLA): $ Lot Size: 0.37 RECENT SALES 1 COMMENTS REO sale. 395 West Centennial Parkway Las Vegas, NV Close of Escrow: 12/28/2010 Year Built: 2008 Gross Leasable Area (GLA): 7,400 SF Sale Price: $2,067,500 Percent Down: 100% CAP Rate: 7.30% Price/SF (GLA): $ Lot Size: Paradise Road Las Vegas, NV Close of Escrow: 09/24/2010 Year Built: 2008 Gross Leasable Area (GLA): 3,000 SF Sale Price: $1,600,000 Percent Down: 100% CAP Rate: 8.00% Price/SF (GLA): $ Lot Size:
24 Recent Sales 3 COMMENTS Assumed loan. 151 North Gibson Road Henderson, NV Close of Escrow: 07/29/2010 Year Built: 2007 Gross Leasable Area (GLA): 7,125 SF Sale Price: $2,715,000 Percent Down: 21% CAP Rate: 7.25% Price/SF (GLA): $ Lot Size: 0.77 RECENT SALES 20
25 RENT COMPARABLES SOLA SALON STUDIOS LAS VEGAS, NV
26 Rent Comparables Map RENT COMPARABLES 1) 2) 3) Subject Property 5095 South Fort Apache Road 5025 South Fort Apache Road 5105 South Fort Apache Road 22
27 Occupancy & Average Rent/SF AVERAGE OCCUPANCY Avg 79% RENT COMPARABLES 0 Subject 5025 South Fort Apache Road 5105 South Fort Apache Road AVERAGE RENT/SF Avg $ Subject 5095 South Fort Apache Road 5025 South Fort Apache Road 5105 South Fort Apache Road 23
28 Rent Comparables SUBJECT PROPERTY SOLA SALON STUDIOS 9340 West Tropicana Avenue Las Vegas, NV Date Surveyed: 01/04/2011 Occupancy: 100% Year Built: 2008 Gross Leasable Area (GLA): 5,134 SF Rent/SF (GLA): $2.68 Available SF: 0 Lot Size: 0.37 Lease Type: Modified RENT COMPARABLES South Fort Apache Road Las Vegas, NV Date Surveyed: 01/26/2011 Occupancy: 0% Year Built: 2006 Gross Leasable Area (GLA): 3,231 SF Rent/SF (GLA): $2.50 Available SF: 3,231 Lot Size: 1.07 Lease Type: NNN South Fort Apache Road Las Vegas, NV Date Surveyed: 01/26/2011 Occupancy: 89% Year Built: 2004 Gross Leasable Area (GLA): 11,919 SF Rent/SF (GLA): $2.45 Available SF: 1,185 Lot Size: 1.79 Lease Type: NNN 24
29 Rent Comparables South Fort Apache Road Las Vegas, NV Date Surveyed: 01/26/2011 Occupancy: 68% Year Built: 2008 Gross Leasable Area (GLA): 42,192 SF Rent/SF (GLA): $2.25 Available SF: 13,455 Lot Size: 4.07 Lease Type: NNN RENT COMPARABLES 25
30 DEMOGRAPHIC ANALYSIS SOLA SALON STUDIOS LAS VEGAS, NV
31 Demographic Report 1 Miles: 3 Miles: 5 Miles: 1990 Population 2 24,202 72, Population 4,243 70, , Population 18, , , Population 22, , , Households 1 9,353 27, Households 1,673 27,672 69, Households 6,712 48, , Households 8,395 56, , Average Household Size Daytime Population 5,669 33, ,491 DEMOGRAPHIC ANALYSIS 1990 Median Housing Value $125,000 $124,957 $120, Median Housing Value $199,547 $159,872 $158, Owner Occupied Housing Units 44.3% 59.9% 52.8% 2000 Renter Occupied Housing Units 37.0% 30.8% 38.7% 2000 Vacant 18.70% 9.36% 8.58% 2010 Owner Occupied Housing Units 48.9% 51.5% 48.3% 2010 Renter Occupied Housing Units 25.7% 30.8% 36.0% 2010 Vacant 25.45% 17.70% 15.72% 2015 Owner Occupied Housing Units 46.9% 50.6% 47.4% 2015 Renter Occupied Housing Units 28.2% 31.1% 36.6% 2015 Vacant 24.97% 18.38% 16.01% $ 0 - $ 14, % 4.0% 5.0% $ 15,000 - $24, % 4.8% 6.3% $ 25,000 - $34, % 7.3% 8.1% $ 35,000 - $49, % 12.7% 13.4% $ 50,000 - $74, % 21.8% 21.4% $ 75,000 - $99, % 18.6% 17.6% $100,000 - $124, % 11.4% 10.2% $125,000 - $149, % 6.1% 5.8% $150,000 - $200, % 7.1% 6.5% $200,000 to $249, % 2.5% 2.2% $250, % 4.0% 3.5% Median Household Income $80,311 $74,370 $69,170 Per Capita Income $42,092 $37,480 $36,188 Average Household Income $105,718 $93,593 $88,226 Demographic data 2008 by Experian/Applied Geographic Solutions. 27
32 Summary Report Geography: 5 Miles Population In 2010, the population in your selected geography is 267,269. The population has changed by 57.32% since It is estimated that the population in your area will be 301,408 five years from now, which represents a change of 12.77% from the current year. The current population is 50.23% male and 49.77% female. The median age of the population in your area is 37.1, compare this to the US average which is The population density in your area is 3, people per square mile. Households There are currently 108,810 households in your selected geography. The number of households has changed by 57.15% since It is estimated that the number of households in your area will be 126,796 five years from now, which represents a change of 16.53% from the current year. The average household size in your area is 2.45 persons. Income In 2010, the median household income for your selected geography is $69,170, compare this to the $US average which is currently $51,517. The median household income for your area has changed by 37.46% since It is estimated that the median household income in your area will be $74,543 five years from now, which represents a change of 7.77% from the current year. DEMOGRAPHIC ANALYSIS The current year per capita income in your area is $36,188, compare this to the $US average, which is $27,867. The current year average household income in your area is $88,226, compare this to the $US average which is $72,148. Race & Ethnicity The current year racial makeup of your selected area is as follows: 71.70% White, 5.83% Black, 0.48% Native American and 13.20% Asian/Pacific Islander. Compare these to US% averages which are: 73.52% White, 12.42% Black, 0.76% Native American and 4.60% Asian/Pacific Islander. People of Hispanic origin are counted independently of race. People of Hispanic origin make up 19.96% of the current year population in your selected area. Compare this to the US% average of 15.45%. Housing The median housing value in your area was $158,223 in 2000, compare this to the $US average of $115,194 for the same year. In 2000, there were 39,964 owner occupied housing units in your area and there were 29,274 renter occupied housing units in your area. The median rent at the time was $761. Employment In 2010, there are 111,491 employees in your selected area, this is also known as the daytime population. The 2000 Census revealed that 59.1% of employees are employed in white-collar occupations in this geography, and 40.9% are employed in blue-collar occupations. In 2010, unemployment in this area is 8.56%. In 2000, the median time traveled to work was 21.9 minutes. Demographic data 2008 by Experian/Applied Geographic Solutions. 28
33 Population Density DEMOGRAPHIC ANALYSIS Demographic data 2008 by Experian/Applied Geographic Solutions. Population Density Theme Low High High 172 or more Above Average Average Below Average Low less than 43 Number of people living in a given area per square mile. 29
34 Employment Density DEMOGRAPHIC ANALYSIS Demographic data 2008 by Experian/Applied Geographic Solutions. Employment Density Theme Low High High 82 or more Above Average Average Below Average Low less than 21 The number of people employed in a given area per square mile. 30
35 Average Household Income DEMOGRAPHIC ANALYSIS Demographic data 2008 by Experian/Applied Geographic Solutions. Average Household Income Theme Low High High $144,296 or more Above Average $90,901 $144,296 Average $57,264 $90,901 Below Average $36,074 $57,264 Low less than $36,074 Average income of all the people 15 years and older occupying a single housing unit. 31
36 Traffic Counts DEMOGRAPHIC ANALYSIS Traffic Count data 2008 by TrafficMetrix. All rights reserved. Two-way, average daily traffic 32
37 SOLA SALON STUDIOS LAS VEGAS, NV OFFERING MEMORANDUM Exclusively Listed By: Cesar A. Talavera Senior Associate Las Vegas Office Tel: (702) Fax: (702) License: NV: BS , AZ: SA Offices Nationwide
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