Encore GP Acquisi/on Fund October 15, 2013 ENCORE WASHINGTON AVENUE LUXURY APARTMENT HOMES PHOENIX, ARIZONA Transaction Overview/Q&A Thinking Globally, Investing Locally
I. TRANSACTION SUMMARY Encore GP Acquisi/on Fund October 15, 2013 Encore Wealth Management is offering investors the opportunity to purchase limited partnership interests in EE Phoenix MF, LP. Encore Mul+- Family, LLC ( EMF ), a subsidiary of Encore Enterprises, Inc., is a fully integrated mul+- family developer, owner and operator of Class- A apartment communi+es. EMF is one of the most ac+ve developers in the southwestern United States, with over 1,940 units developed and $184 million in transac+ons since 2008. 240 unit Multifamily offering located in Phoenix, Arizona High density urban infill Class- A Luxury apartment community Maricopa County was the second fastest growing metro area in 2015 Projected Equity Multiple 2.24x 2
October 15, 2013 II. AERIAL MAP OF PHOENIX Encore GP Acquisi/on Fund 3
Encore GP Acquisi/on III. Fund PROJECT DETAILSOctober 15, 2013 Class A High Density Urban Infill Luxury Apartments Property Features Unit Mix: 1 and 2 Bedrooms Building Mix: One 4- story with elevators, one 3- story walk- up building Average Unit Size: 863 Square Feet Parking: 360 surface- level spaces 4 Additional Amenities: 9 and 10 ceilings Two tone paint scheme Walk- in closets Full size stackable Washer & Dryer Stainless Steel Appliances Side by side refrigerators with water and ice maker in the door (In select units) Track lighting in dining and kitchens Brushed nickel or chrome door handles, plumbing Projected Unit Specifications Unit Type # of Units % of Total Net SF E1: 1 bed, 1 bath 11 4.6 615 A1: 1 bed, 1 bath 58 24.2 690 A2: 1 bed, 1 bath 40 16.7 750 A3: 1 bed, 1 bath 41 17.1 832 A4: 1 bed, 1 bath 11 4.6 900 A5: 1 bed, 1 bath 2 0.8 811 B1: 2 bed, 2 bath 36 15 998 B2: 2 bed, 2 bath 23 9.6 1,070 B3: 2 bed, 2 bath 18 7.5 1,200 Totals 240 100% 852 Avg.
Encore GP IV. Acquisi/on UNDERWRITING Fund & RETURNS October 15, 2013 Encore Enterprises Encore Primarily invests in Value- Add and Opportunistic projects. Encore is consistent in its underwriting, targeting 17%- 25% project level IRR s historically regardless of economic conditions. Strict Underwriting standards are applied to all Encore investments. Encore has on record over $1.9 Billion in real estate transactions. Sources of Funds Total Per Unit % of TDC Base Rate Construction Loan (From Dec, 1 16 to Dec 1, 18) $26,692,103 $111,217 65% 3.5% Total Equity 14,372,671 59,886 35% Total $41,064,773 177,345 100.0% Uses of Funds Total Per Unit % of TDC Base Rate Land $4,650,000 $19,375 10.3% $22.732 Total Construction Cost 29,388,121 122,451 65.2% $143.667 Developer's Fee 1,469,406 6,123 3.3% $7.183 Other Development Costs 5,557,246 23,155 13.5% $27.167 Total Project Cost $41,064,773 171,103 100.0% $200.750 Long Term Sale In Month 77 (Dec-21) (Project Level) Return on Cost for year 2021 6.73% Equity Multiple (Distributions+Residual / Equity) 2.24x 5 Note: These numbers are estimates and do not reflect actual performance
V. INVESTOR WATERFALL Encore GP Acquisi/on Fund October 15, 2013 Capital contributions Investor LP $12,935,671 Encore GP $1,437,267 Total Equity $14,372,671 Cash Flow From Operations Ownership / Equity Simple Cumulative Preferred Cash Flow Split Contribution Return (pari passu) Cash Flow Split IRR Hurdle to LPs Thereafter Limited Partners LP 90% 8% 60% 15% 50% Encore GP 10% 8% 40% 50% Cash Flow From Resale Unpaid Preferred Return of Adjusted Capital Cash Flow Split to 2nd Cash Flow Split Return Balance Hurdle IRR Hurdle to LPs Thereafter Limited Partners LP 60% 15% 50% 100% 100% Encore GP 40% 50% Note: Equity amount subject to change The Investment GP shall receive 40% of the profits of the Project after each partner has received the unpaid portion of its Preferred Return and 50% of the profits of the Project after an Internal Rate of Return of 15% on equity invested into the Investment Partnership has been achieved by the limited partners. 6 The Investment GP shall receive 40% of the net cash from a capital event after each partner has received the unpaid portion of its Preferred Return and after each partner has received its unrecovered capital contribution, and 50% of the net cash from a capital event after an Internal Rate of Return of 15% on equity invested into the Investment Partnership has been achieved by the limited partners.
Encore GP Acquisi/on VI. Fund COMPARABLES October 15, 2013 Rent Comparables Property Name Units Year Built Rent/Unit Alanza Place 360 2003 $1,139 Trillium 44 297 2015 $1,341 Alta Tempe 29 2015 $1,820 Camden Hayden 234 2014 $1,691 Skywater at Town Lake 328 2014 $1,716 Sales Comparables Property Name City Units Year Built Sale Price Price/Unit Skywater at Town Lake Tempe 328 2014 $94,200,000 $287,195 San Melia Phoenix 488 1998 $84,000,000 $172,131 Broadstone Lincoln Scottsdale 264 2014 $79,000,000 $299,324 Luxe Scottsdale Scottsdale 218 2015 $52,525,000 $240,940 Mountainside Phoenix 288 1995 $41,250,000 $143,229 7
Encore GP Acquisi/on VII. Fund ABOUT PHOENIX, AZ October 15, 2013 Maricopa County s population is growing. It is expected to reach 4.5 million by 2020.* Phoenix consistently ranks as one of the fastest growing economies of all metro areas in the United States.** Phoenix and the surrounding area are fast growing and economically diverse.*** Fifth- largest GDP of any metropolitan area in the United States.**** The demand for Apartment Units has topped net supply through 3 rd quarter 2015, increasing occupancy overall. Year- over- year, demand has outpaced apartment inventory, driving occupancies in the Phoenix market to a nine- year high.***** 8 * htp://www.maricopa.gov/planning/resources/plans/docs/pdf/rio_verde_foothills/pdf/14cost.pdf ** htp://growthna+on.com/azigg/why- phoenix/ *** htp://growthna+on.com/azigg/why- phoenix/ **** CNN Money, 2011 - htp://money.cnn.com/magazines/fortune/fortune500/2011/ci+es/ ***** RealPage.com
Encore GP VIII. Acquisi/on RECENTLY Fund SOLD PROJECTS October 15, 2013 Multifamily Portfolio sold for $133.8 million Por`olio IRR: 21% 3 projects sold in- excess of 25%+ IRR Blended Sales Cap: 6.64% Equity Mul+ple: 1.85x Units sold: 1300+ Closing: May 1, 2014 Encore will con+nue as JV partner in the por`olio 9 Past performance is not indicative of future result. No representation is made that any investment will or is likely to achieve profits or losses indicated herein or achieve profits or losses similar to those achieved in the past or that losses will be avoided. Certain information contained in this document may contain forward looking statements, which can be identified by the use of forward looking terminology such as may, will, should, expect, project, intend, plan or believe or similar terms. Forward looking statements are based on certain assumptions, are subject to risks and uncertainties and speak only as of the date on which they are made.
Encore GP IX. Acquisi/on DEVELOPER Fund BACKGROUND October 15, 2013 Encore Multi- Family, LLC ( EMF ), a subsidiary of Encore Enterprises, Inc., is a fully integrated multi- family developer, owner, and operator. EMF has developed over 2,324 multifamily apartment units since 2008, and its management team has collectively developed and acquired over 64,000 apartment units in over 30 metropolitan areas through the country. With over 150 years of combined experience, EMF s management team is one of the most seasoned developers in the region and has extensive experience in both conventional and HUD developments. As a HUD developer, EMF has received 100% approval if its HUD applications, compared to the industry average of 50%. 10
X. Encore MULTIFAMILY GP Acquisi/on Fund MANAGEMENT October TEAM 15, 2013 Brad Miller President Over 37 years of multi- family experience Overseen the development, acquisition and management of 20,000 apartment home units Experienced in sourcing, negotiating and closing real estate acquisitions Prior to joining Encore Multi- Family, he served as national partner for Fore Property Company where he oversaw development activities in Florida, Arizona, Nevada, and Texas Residential partner with Lincoln Property Company for 17 years 11 Charlie Keels Development/Finance Manager Fifteen years of commercial development experience Underwritten and closed over $200 million of real estate development and acquisition transactions in the multi- family and hospitality sectors Angela Hill Senior Development Manager Twenty years of experience in a broad range of multi- family developments such as market rate apartments, student housing, and senior living Close to $500 million of total projects developed Holds a Bachelor of Environmental Design and a Bachelor of Construction Science from Texas A&M University Brett Flaten Senior Development Manager Over 20 years of commercial real estate valuation and multi- family development experience Recent accomplishments resulted in the acquisition, renovation, and development of more than 4,500 multi- family residential units throughout Southern California, Washington, Texas, and Oklahoma. Expertise and primary focus on all facets of the development process for new multi- family communities. Holds a Bachelor of Business Administration from the University of Texas at Austin
Encore GP Acquisi/on Fund October 15, 2013 Encore Information Available Upon Request For further information regarding Encore or to view our corporate brochure, go to htp://encore.bz/press/. Encore will provide upon request to qualified investors and upon the signing of a Non- Disclosure Agreement, offering documents and a performance track record. Contact: Lindsey Knodle Investor Relations Manager Encore Wealth Management 5005 LBJ Freeway, Suite 1200 Dallas, TX 75244 214-259- 7000 Office 214-259- 7037 Direct 214-259- 7001 Fax The informa+on contained in this document is for informa+onal purposes only and is not an offer to sell or a solicita+on of any offer to buy any securi+es. Securi+es will only be offered through confiden+al offering materials delivered to suitable, accredited investors and will be offered and sold pursuant to an exemp+on from registra+on under the Securi+es Act only to persons who are accredited investors within Rule 501(a) promulgated under the Securi+es Act. These offering materials will contain informa+on regarding risk factors, conflicts of interest, material investment considera+ons and other important informa+on about such offering and should be read carefully. Neither the Securi+es and Exchange Commission nor any state securi+es regulatory authority has passed on or endorsed the merits of such offering. The informa+on contained in this document is not intended to and does not cons+tute investment, legal or tax advice. Any investment in securi+es involves a high degree of risk and is not suitable for all investors. The informa+on contained in this document is provided as is, without warranty of any kind. Past performance is not indica+ve of future result. No representa+on is made that any investment will or is likely to achieve profits or losses indicated herein or achieve profits or losses similar to those achieved in the past or that losses will be avoided. Certain informa+on contained in this document may contain forward looking statements, which can be iden+fied by the use of forward looking terminology such as may, will, should, expect, project, intend, plan or believe or similar terms. Forward looking statements are based on certain assump+ons, are subject to risks and uncertain+es and speak only as of the date on which they are made. Securi+es offered through WealthForge Securi+es, LLC, Member FINRA/SIPC and NMS Capital Advisors, LLC, Member FINRA/SIPC. 2016 ENCORE ENTERPRISES, INC. 3/11/2016