ALTA VISTA VILLAGE APARTMENTS NORTH 39 TH AVENUE, PHOENIX, AZ
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1 ALTA VISTA VILLAGE APARTMENTS NORTH 39 TH AVENUE, PHOENIX, AZ REPOSITIONING OPPORTUNITY CURRENTLY 22% PHYSICALLY OCCUPIED For More Information Please Contact: Orion Investment Real Estate l 7135 E. Camelback Road. Suite. 202, Scottsdale, AZ l Alon Shnitzer (480) ALTA alon.shnitzer@orionprop.com VISTA VILLAGE PHOENIX, ARIZONA John Kobierowski (602) john.kobierowski@orionprop.com Rue Bax (480) rue.bax@orionprop.com Doug Lazovick (480) doug.lazovick@orionprop.com Eddie Chang (480) eddie.chang@orionprop.com 1
2 Executive Summary Investment Overview Alta Vista Village Apartments is compromised of 182 total units and located at 4510, 4540, 4626, 4638, 4642, 4646 and 4647 North 39th Avenue in Phoenix, Arizona. The complete property is comprised of buildings built between approximately 1959 and of the units are individually metered for electricity and 94 of the units are master metered for electricity. The approximate 6.73 acre community consists of five floor plans: 5 studio units at approximately 255 square feet, 44 one bedroom/one bath units at approximately 610 square feet, 88 two bedroom/one bath units at approximately 815 square feet, 31 two bedroom/one and one half bath townhome units at approximately 845 square feet, and 14 three bedroom/one and one half bath units at approximately 945 square feet. Featured amenities include two swimming pools, three on-site laundry facilities, covered and open parking, a playground and barbecue areas. Unit amenities include a private balcony or patio (select units), ceiling fans (select units), frost-free refrigerators and disposals. The property is located just south of Camelback Road on 39th Avenue. Alta Vista Village Apartments is minutes from retailers, sporting venues, schools, hospitals, parks and golf courses. Nearby attractions include Grand Canyon University, Cielito Park, Costco Plaza, Westworld Paintball Adventures and The Brewers Baseball Spring Training Facility. Alta Vista Village is also minutes from the Metro Light Rail, near a local Bus Line, and across the street from Alhambra High School and The 60 Grand Avenue Freeway. Offering Price: $4,900,000 Per Unit: $26,923 Per SF: $35.19 Total Units: 182 Units Year Approximately Built: Unit Mix: 5 Studios 44 One Bedrooms 119 Two Bedrooms 14 Three Bedrooms Metering: Electricity (Individually / Master Metered) Open Parking: 143 Total Spaces Covered Parking: 100 Total Spaces Building Type: Wood Frame/Stucco/Concrete Block Number of Stories: One and Two Story Number of Buildings: Overview Property Information Capital Improvements/Utility Breakdown Property Photographs Property Photographs Property Photographs Property Photographs Parcel Map Site Plan Floor Plans QCT Location Aerial Financial Analysis Current Rental Rates Breakdown Property Historical Rental Trends Financial Analysis Post Repositioning EOY2 Tax Calculations Market Comparables Rent Comparables Map Rent Comparables Summary Rent Comparables Summary Sales Comparables Map Sales Comparables Summary Disclaimer 2
3 PROPERTY OVERVIEW 3
4 Property Information Alta Vista Village Approximately Construction 182 Units Common Area Amenities Two Swimming Pools Three Laundry Facilities Playground Barbecue Areas Covered Parking 100 Total Spaces Ample Open Parking 143 Total Spaces Rental Office - Stand Alone Functional Characteristics One & Two Story Construction Type Wood Frame/Stucco/Concrete Block Roof Type Flat/Built-up Tub and Shower Enclosures - Ceramic Tile Combination Semi-Private and Private Entry Services Provided As Central and Individual Air Conditioning Heat Central and Individual Gas and Electric Master and Individual Domestic Hot Water Apartment Interior Amenities Private Patio or Balcony (Select Units) Ceiling Fans (Select Units) Outside Storage Mini-Blinds and Vertical Blinds Frost-free Refrigerator Disposal Utilities Metering Electricity (Individual & Central) Hot Water (Individual & Central) Gas (Individual & Central) Utilities Responsibility Property/Resident Pays Electricity Property/Resident Pays Gas Property Pays Sewer Property Pays Trash Removal Property Pays Master Water Property/Resident Pays Hot Water Site Characteristics Net Site Size 6.73 acres Net Development Density units per acre Number of Buildings 23 County Maricopa Assessors Parcel Number: G, W 4
5 Capital Improvements/Utility Breakdown List of Capital Improvements Appliances Majority of the appliances were replaced between 2004 and 2006 Roofs New roof work was completed in approximately 2004, with the exception to four buildings that were in good condition Exterior Paint Community was painted in 2006 and partially in 2011 Hot Water Boiler Two boilers were replaced in approximately 2006 Pool West pool was re-plastered in approximately units at 4647 N. 39 th Avenue: One-bedroom units individually metered for electric, boiler for hot water, individual electric A/C and heat pumps (includes office). -46 units at 4646 N. 39 th Avenue: Two-bedroom units individually metered for electric, master chiller and boiler, and individual electric hot water heaters. This building also contains some studio units (123 & 223 studios). Studio units have window A/C / heat units. -32 units at 4642 N. 39 th Avenue: 1 One-bedroom unit and 31 Two-bedroom/One and one-half bath units master metered for electric, boiler for hot water and individual electric pumps. -14 units at 4638 N. 39 th Avenue: Three-bedroom units master metered with electric A/C and heat pumps. Individual gas hot water heaters. -46 units at 4626 N. 39 th Avenue: Two-bedroom units master metered for electric, master boiler for heat and hot water, and chiller. This building contains some individually metered units (423 &523 studios). Studio units have window A/C / heat units. -13 units at 4540 N. 39 th Avenue: One-bedroom units (#1-10) are individually metered for electric with A/C and heat pumps and share two gas water heaters. One-bedroom units (#11-12) are master metered for electric with A/C and heat pumps and share one gas water heater. One-bedroom unit #15 and one studio #14 are master metered for electric with A/C and heat pumps and share one gas water heater. 5
6 Property Photographs 6
7 Property Photographs 7
8 Property Photographs 8
9 Property Photographs 9
10 Parcel Map N 10
11 Site Plan 11
12 Floor Plans 12
13 QCT Location Alta Vista Village was Purchased on 3/1/2004 by the Current Owner 13
14 Aerial Goodwill of Central AZ Alhambra Little League Cordova Middle School Little Canyon Park N Westworld Paintball Self Storage Grand Canyon University SUBJECT Cielito Park Alhambra High School 14
15 FINANCIAL ANALYSIS 15
16 Rental Rates Breakdown Alta Vista Village Current 2012 Rental Rates 1st Floor 2nd Floor 1st Floor 2nd Floor 1st Floor 2nd Floor Studio 1/1 1/1 1/1 1/1 2/1 2/1 2/1.5 3/1.5 3/1.5 No utilities No utilities Utilities Utilities $ $ $ $ $ $ $ $ $ $ $7.00 $7.98 $7.98 $9.98 $9.98 $11.00 $11.00 $11.98 $15.00 $15.50 $ $ $ $ $ $ $ $ $ $ Sq Ft 610 Sq Ft 610 Sq Ft 610 Sq Ft 610 Sq Ft 815 Sq Ft 815 Sq Ft 845 Sq Ft 945 Sq Ft 945 Sq Ft $11.90 $13.57 $13.57 $16.97 $16.97 $18.70 $18.70 $20.37 $25.50 $26.35 Unit Mix Breakdown By Address and Electrical Metering Unit Type Units Approximate Square Feet Address Electrical Metering Studios 1 Bath Individual Individual Master One-Bedrooms 1 Bath Individual Master Individual Master Two-Bedrooms 1 Bath Individual Master Two-Bedroom Townhomes 1.5 Baths Master Three-Bedrooms 1.5 Baths Master 16
17 Historical Rent Trends Approximate Average Approximate Average 17
18 Pricing Analysis Post Repositioning End of Year Two Projection Alta Vista Village Apartments - End of Year Two Market Rents UNIT MIX Type of Floor Plan Unit Percentage of Square Total Projected End of Mix Community Feet Square Year Two Rents Rent/SF Studio/One Bath 5 3% 255 1,275 $400 $1.57 One Bedroom/One Bath 4 2% 610 2,440 $575 $0.94 One Bedroom/One Bath 40 22% ,400 $475 $0.78 Two Bedroom/One Bath 88 48% ,720 $625 $0.77 Two Bedroom/One + Half Bath Twnhs 31 17% ,195 $675 $0.80 Three Bedroom/One + Half Bath 14 8% ,230 $825 $0.87 Totals/Average % ,260 $609 $0.80 INCOME Projected End of Year Two Per Unit Scheduled Gross Income $1,329,300 $7,304 Total Economic Vacancy -20.0% ($265,860) ($1,461) Net Rental Revenue $1,063,440 $5,843 Other Income $25,000 $137 RUBS $30,500 $168 EFFECTIVE GROSS INCOME $1,118,940 $6,148 EXPENSES Projected End of Year Two Payroll $163,800 $900 Leasing & Marketing $27,300 $150 Utilities $200,200 $1,100 General & Administrative $22,750 $125 Repairs & Maintenance $77,350 $425 Contract Services $68,250 $375 Controllable Expenses $559,650 $3,075 Management Fee 3.00% $33,568 $184 Real Estate Taxes** $45,082 $248 Insurance $31,850 $175 Non Controllable Expenses $110,500 $607 Total Operating Expense $670,150 $3,682 NOI Before R&R $448,790 $2,466 Replacement & Reserves $54,600 $300 $54,600 $300 NOI After R&R $394,190 $2,166 Price $4,900,000 Price per Unit $26,923 Price per SF $35.19 * Standard Lender CapEx/R&R of $300/Unit Included within Expenses ** 2013 Projected Taxes used End of Year Two Expenses Column 18
19 Real Estate Tax Calculations Maricopa County Parcel No.: G Estimated Real Estate Tax Calculations 2012 Actual 2013 Projected Full Cash Value (FCV) $453,946 $401,000 Limited Property Value (LPV) $453, % $401, % Assessment Ratio 10.0% 10.0% Primary Rate Secondary Rate Taxes $7,587 $6,702 Special Assessments $0 $290 TOTAL $7,587 $6,992 Maricopa County Parcel No.: W Estimated Real Estate Tax Calculations 2012 Actual 2013 Projected Full Cash Value (FCV) $2,561,054 $2,261,800 Limited Property Value (LPV) $2,561, % $2,261, % Assessment Ratio 10.0% 10.0% Primary Rate Secondary Rate Taxes $42,802 $37,800 Special Assessments $0 $290 TOTAL $42,802 $38,090 COMBINED TOTAL $50,388 $45,082 19
20 MARKET COMPARABLES 20
21 Rent Comparables Map N Fountain Villa Briarwood La Palmilla Silver Tree ALTA VISTA VILLAGE APARTMENTS S Orange Arbor Sterling Place Fountainhead Tamarak Gardens 21
22 Rent Comparables Summary RENT COMPARABLES SURVEY Occupancy Studio 1 Bedrooms 2 Bedrooms 3 Bedrooms Built Units SF Rent $/SF Units SF Rent $/SF Units SF Rent $/SF Units SF Rent $/SF 1 La Palmilla 94% $535 $ $675 $ ,100 $765 $ W. Camelback Road Total Units Phoenix, AZ Concessions: None; Application Fee: $30 Security Deposit: Waived OAC; Administration Fee: $0 RUBS: Included in rent; No washer/dryer in units Individually metered for electricity and hot water Rent Restricted 2 Fountain Villa 85% $399 $ $499 $ W. Camelback Road Total Units Phoenix, AZ Concessions: $199 move-in; Application Fee: N/A Security Deposit: $125; Administration Fee: $105 RUBS: Included in rent; No washer/dryer in units Master metered for electricity and hot water 3 Orange Arbor 43% $399 $ $499 $ $810 $ W. Camelback Road Total Units Phoenix, AZ Concessions: $299 move-in; Application Fee: $35 Security Deposit: $0; Administration Fee: $200 RUBS: Included in rent; No washer/dryer in units Master metered for electricity and hot water 4 Silver Tree 77% $408 $ $485 $ $561 $ N. 35th Avenue Total Units $650 $0.79 Phoenix, AZ Concessions: $399 move-in; Application Fee: $30 Security Deposit: $100; Administration Fee: $0 RUBS: Included in rent; No washer/dryer in units Individually metered for electricity Master metered for hot water $400 $ $510 $ $663 $ ,100 $765 $
23 Rent Comparables Summary RENT COMPARABLES SURVEY Occupancy Studio 1 Bedrooms 2 Bedrooms 3 Bedrooms Built Units SF Rent $/SF Units SF Rent $/SF Units SF Rent $/SF Units SF Rent $/SF 5 Fountainhead 80% $439 $ $539 $ $714 $ N. 35th Avenue Total Units Phoenix, AZ Concessions: $199-$299 move-in; Application Fee: N/A Security Deposit: $175; Administration Fee: $0 RUBS: Included in rent; No washer/dryer in units Individually metered for electricity and hot water 6 Sterling Place 80% $566 $ $668 $ $770 $ N. 35th Avenue Total Units Phoenix, AZ Concessions: None; Application Fee: $35 Security Deposit: $200; Administration Fee: $0 RUBS: Included in rent; No washer/dryer in units Master metered for electricity and hot water 7 Tamarak Gardens 88% $352 $ $458 $ $606 $ N. 35th Avenue Total Units Phoenix, AZ Concessions: $199 move-in and first month free Application Fee: $35; Security Deposit: $199 OAC Administration Fee: $0; RUBS: Included in rent No washer/dryer in units; Rent restricted Individually metered for electricity and hot water 8 Briarwood 85% $357 $ $459 $ $561 $ W. Missouri Avenue Total Units $607 $0.67 Phoenix, AZ Concessions: $99 move-in; Application Fee: $30 Security Deposit: $150-$200; Administration Fee: $150-$200 RUBS: Included in rent; No washer/dryer in units Individually metered for electricity and hot water Averages 79% $395 $ $509 $ $658 $ ,025 $768 $0.75 Subject 22% $350 $ $408 $ $563 $ $763 $0.81 Subject Concessions Concessions: $173 move-in OAC; Application Fee, Security Deposit and Administration Fee included in move-in special RUBS: Included in rent; Utilities included in select units, other residents pay separately; No washer/dryer in units 23
24 Sales Comparables Map N Villas at Montebella 4 3 Smoketree Norwood Village 1 S 2 SUBJECT PROPERTY Ocotillo 24
25 Sales Comparables Summary SALES COMPARABLES 1 Norwood Village Sold: 03/26/12 Price: $2,530,000 $26.89 per SF Buyer Location: WI 6738 N. 45th Ave 115 Units $22,000 per Unit Building SF: 94,090 Glendale, AZ Built in 1971 Master Metered Avg Unit: 818 SF Conditions: REO Sale 2 Ocotillo Sold: 06/25/12 Price: $4,138,200 $42.77 per SF Buyer Location: AZ 1780 W. Missouri Ave 173 Units $23,920 per Unit Building SF: 96,748 Phoenix, AZ Built in 1973 Master Metered Avg Unit: 559 SF Conditions: REO Sale 3 Smoketree Sold: 07/26/12 Price: $7,250,000 $38.18 per SF Buyer Location: CA 3161 W. Cheryl Dr 280 Units $25,893 per Unit Building SF: 189,880 Phoenix, AZ Built in 1974 Individually Metered Avg Unit: 678 SF Conditions: Short Sale 4 The Villas at Montebella Sold: 07/12/12 Price: $2,950,000 $40.92 per SF Buyer Location: CANADA N. 85th Ave 100 Units $29,500 per Unit Building SF: 72,100 Peoria, AZ Built in 1974 Individually Metered Avg Unit: 721 SF Conditions: Arms Length Transaction Averages: Built in Units Price: $4,217,050 $25,252 per Unit $37.25 per SF 25
26 Disclaimer All materials and information received or derived from ORION Investment Real Estate (hereinafter collectively ORION ), its directors, officers, agents, advisors, affiliates and/or any third party sources are provided without representation or warranty by ORION its directors, officers, agents, advisors, or affiliates as to completeness, veracity, or accuracy, condition of the property, compliance or lack of compliance with applicable governmental requirements, developability or suitability, financial performance of the property, projected financial performance of the property for any party s intended use or any and all other matters. Neither ORION its directors, officers, agents, advisors, or affiliates makes any representation or warranty, express or implied, as to accuracy or completeness of the any materials or information provided, derived, or received. Materials and information from any source, whether written or verbal, that may be furnished for review are not a substitute for a party s active conduct of its own due diligence to determine these and other matters of significance to such party. ORION will not investigate or verify any such matters or conduct due diligence for a party unless otherwise agreed in writing. EACH PARTY SHALL CONDUCT ITS OWN INDEPENDENT INVESTIGATION AND DUE DILIGENCE. Any party contemplating or under contract or in escrow for a transaction is urged to verify all information and to conduct their own inspections and investigations including through appropriate third party independent professionals selected by such party. All financial data should be verified by the party including by obtaining and reading applicable documents and reports and consulting appropriate independent professionals. ORION makes no warranties and/or representations regarding the veracity, completeness, or relevance of any financial data or assumptions. ORION does not serve as a financial advisor to any party regarding any proposed transaction. All data and assumptions regarding financial performance, including that used for financial modeling purposes, may differ from actual data or performance. Any estimates of market rents and/or projected rents that may be provided to a party do not necessarily mean that rents can be established at or increased to that level. Parties must evaluate any applicable contractual and governmental limitations as well as market conditions, vacancy factors and other issues in order to determine rents from or for the property. Legal questions should be discussed by the party with an attorney. Tax questions should be discussed by the party with a certified public accountant or tax attorney. Title questions should be discussed by the party with a title officer or attorney. Questions regarding the condition of the property and whether the property complies with applicable governmental requirements should be discussed by the party with appropriate engineers, architects, contractors, other consultants and governmental agencies. All properties and services are marketed by ORION in compliance with all applicable fair housing and equal opportunity laws. 26
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