360 Solutions, Llc 1431 Kingsland Avenue

www.TAG-Industrial.com

OFFERING MEMORANDUM

360 SOLUTIONS, LLC 1431 KINGSLAND AVENUE

SAINT LOUIS, MO 63133 NON-ENDORSEMENT & DISCLAIMER NOTICE

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360 SOLUTIONS, LLC 1431 KINGSLAND AVENUE, SAINT LOUIS, MO 63133

INVESTMENT HIGHLIGHTS • 440,000 Square Foot Warehouse for 360 Solutions, LLC • 360 Solutions, LLC Will Sign a New Twelve-Year Absolute Net Lease at Close of Escrow • 360 Solutions, LLC is a Full Line Auto Core Supplier • Located in Innerbelt E of 170 Industrial Submarket with a Vacancy Rate of .5% • Situated 3 Miles East of I-270 and 5 Miles Southwest of I-70 • Below Market Rents Allow for Upside • New Roof being Put on in July of 2020

INVESTMENT OVERVIEW Marcus & Millichap is pleased to present the opportunity to acquire the property located at 1431 Kingsland Avenue in Saint Louis, Missouri leased to 360 Solutions, LLC. The subject property consists of approximately 440,000 square feet of space and is situated on 13.22 acres of land. The subject property features below-market rents that allow upside for a new investor upon expiration of the lease. The asset is located in the Innerbelt E of Interstate 170 Industrial submarket with a vacancy rate of 0.5 percent. The property is located three miles east of Interstate 270 and five miles southwest of Interstate 70. The seller reports the asset’s roof is well maintained, with 75% of roof replaced in 2020 and 25% replaced in 2016. The building was also renovated in 1999. Tenant 360 Solutions, LLC is committed to execute a new, 10-year triple-net lease upon close of escrow.

Founded in 1992, MCI Cores is one of the largest buyers and suppliers of used automotive parts in the world, providing quality used automotive parts for remanufacturing or direct installation. The company also specializes in the purchase and supply of OEM surplus parts. After starting in a 2,500-square foot building with three employees MCI grew to 50+ employees with over 200,000 square feet of warehouse space. From A/C compressors, alternators, and brake calipers to power steering pumps, rack and pinion assemblies, starter motors, and everything in between, MCI Cores sells to rebuilders, who sell to retailers such as Auto Zone, Advance Auto, and O’Reily’s throughout North America, Europe, and Asia.

In 2013, ACE was formed as a “Bigs Core Supplier,” purchasing big auto parts (engines, transmissions, rear-end assemblies) from auto salvage recyclers and selling them to the automotive aftermarket to be rebuilt. In 2016, 360 Solutions LLC (dba ACE/MCI Commodities) was formed as founders of MCI and ACE merged to become a “Smalls” and “Bigs” core supplier. The combination of these two companies allows them to become a full-line core supplier, leverage purchasing from auto salvage recyclers, and realize many operational efficiencies with 140+ employees.

The St. Louis metro is near the geographic center of the United States, within 500 miles of one-third of the U.S. population, and has more than 2.9 million residents. The metro encompasses the city of St. Louis; the Missouri counties of St. Charles, Jefferson, Franklin, St. Louis, Lincoln, Warren and Washington; and the Illinois counties of Madison, St. Clair, Macoupin, Clinton, Monroe, Jersey, Bond and Calhoun. St. Louis is the most populous county with 1 million people. The city of St. Louis, which is located at the confluence of the Mississippi and Missouri rivers, is the only city in the metro with a population of more than 300,000 citizens. As Saint Louis continues to be a desirable industrial market for investors, a recent report ranked Saint Louis as the tenth industrial market to watch in 2019.

INVESTMENT OVERVIEW 4 PROPERTY DETAILS // 360 Solutions, LLC

360 SOLUTIONS, LLC 1431 KINGSLAND AVENUE, SAINT LOUIS, MO 63133 Number of Suites 2

Number of Buildings 1

Total Square Feet 440,000

Warehouse Square Feet 430,000

Office Square Feet 10,000

Year Built 1957/1999

Lot Size 13.22 Acres

Type of Ownership Fee Simple

Clear Height 14’-16’

Parking 150 Free Spaces

Building Class B

Tenancy Single

Dock High Doors 8

Grade Level Docks 9

Sprinklers Yes

Rail Served Yes

Construction Masonry

Power 1,328a/480v 3p 4w Heavy

Zoning D

Age/Condition of Roofs 75% of roof replaced in 2020, 25% replaced in 2016

Submarket Innerbelt E of 170 Ind

Market Vacancy 0.50%

This information has been secured from sources we believe to be reliable, but we make no representations or warranties, express or implied, as to the accuracy of the information. References to square footage or age are approximate. Buyer must verify the information and bears all risk for any inaccuracies. Marcus & Millichap is a service mark of Marcus & Millichap Real Estate Investment Services, Inc. © 2019 Marcus & Millichap. All rights reserved. (Activity ID: ZAA0060731) INVESTMENT OVERVIEW 5 OFFERING HIGHLIGHTS // 360 Solutions, LLC

360 SOLUTIONS, LLC 1431 KINGSLAND AVENUE, SAINT LOUIS, MO 63133

OFFERING PRICE CAP RATE PRO-FORMA CAP RATE $7,330,000 9.00% 9.14%

Offering Price $7,330,000

Cap Rate 9.00%

Pro-Forma Cap Rate 9.14%

Price/SF $16.66

Total Square Feet 440,000

Rental Increase 1.50% Annual Increase

Occupancy 100.00%

This information has been secured from sources we believe to be reliable, but we make no representations or warranties, express or implied, as to the accuracy of the information. References to square footage or age are approximate. Buy- er must verify the information and bears all risk for any inaccuracies. Marcus & Millichap is a service mark of Marcus & Millichap Real Estate Investment Services, Inc. © 2019 Marcus & Millichap. All rights reserved. (Activity ID: ZAA0060731)

INVESTMENT OVERVIEW 6 6 OPERATING STATEMENT // 360 Solutions, LLC

Income Current Per SF Pro Forma Per SF Scheduled Base Rental Income 660,000 1.50 669,900 1.52 Expense Reimbursement Income Net Lease Reimbursement Insurance 35,000 0.08 35,000 0.08 Real estate Taxes 32,100 0.07 32,100 0.07 Total Reimbursement Income $67,100 100.0% $0.15 $67,100 100.0% $0.15 Effective Gross Revenue $727,100 $1.65 $737,000 $1.67

Operating Expenses Current Per SF Pro Forma Per SF Insurance 35,000 0.08 35,000 0.08 Real Estate Taxes 32,100 0.07 32,100 0.07 Total Expenses $67,100 $0.15 $67,100 $0.15 Expenses as % of EGR 9.2% 9.1% Net Operating Income $660,000 $1.50 $669,900 $1.52 *Insurance is estimated*

This information has been secured from sources we believe to be reliable, but we make no representations or warranties, express or implied, as to the accuracy of the information. References to square footage or age are approximate. Buy- er must verify the information and bears all risk for any inaccuracies. Marcus & Millichap is a service mark of Marcus & Millichap Real Estate Investment Services, Inc. © 2019 Marcus & Millichap. All rights reserved. (Activity ID: ZAA0060731)

INVESTMENT OVERVIEW 7 RENT ROLL // 360 Solutions, LLC

% Annual Pro Forma Square Bldg Lease Dates Rent per Total Rent Total Rent Rent Changes Lease Rent Increase Tenant Name Feet Share Comm. Exp. Sq. Ft. Per Month Per Year Per Year on Type 360 Solutions, LLC 440,000 100.0% 8/1/20 7/31/32 $1.50 $55,000 $660,000 $669,900 Aug-2021 1.50% NNN

Total 440,000 $1.50 $55,000 $660,000 $669,900

Occupied Tenants: 1 Unoccupied Tenants: 0 Occupied GLA: 100.00% Unoccupied GLA: 0.00%

Total Current Rents: $55,000 Occupied Current Rents: $55,000 Unoccupied Current Rents: $0

INVESTMENT OVERVIEW 8 360 SOLUTIONS, LLC

REGIONAL MAP 9 360 SOLUTIONS, LLC

AERIAL MAP 10 INVESTMENT OVERVIEW 11 TENANT SUMMARY

ABOUT 360 SOLUTIONS 360 Solutions is the industry leader and most complete supplier of automotive cores to the automotive remanufacturing industry. Headquartered in Saint Louis Missouri, 360 has over 600,000 square feet of warehouse and office space dedicated to over 40 different product types.

Using its VIN based buying program, 360 Solutions take pride in providing its customers with supply solutions to any part type on the vehicle. “The Mission of 360 Solutions is to Be the Best Commodities 360 Solutions, d/b/a ACE/MCI Commodities, has over 30 years of experience in the automotive remanufacturing industry. In February of 2016, Automotive Commodity Exchange (ACE) and MCI Supplier in the World.” Cores (MCI) merged to form one of the largest core companies in the world offering their customers a 360 degree solution for all of their core needs.

Founded in 2013, Automotive Commodity Exchange (ACE) was the industry leader in in the col- TENANT lection and distribution of engine, transmission, transfer case, and rear-end differential cores. Their 360 Solutions, LLC goal was to establish programs to strengthen the independent auto recyclers and provide the world’s best powertrain commodities to their customers.

HEADQUARTERS DATE FOUNDED Established in 1992, MCI Cores (MCI) has been collecting cores for the automotive remanufactur- St.Louis, MO 2017 ing industry. MCI developed strong relationships with the largest remanufacturers in the world and have provided auto recyclers with the most comprehensive and complete solution to sell their parts through their VIN based buying program. INDUSTRY EMPLOYEES Automotive 51-200 www.360solutionsparts.com CITY OF ST. LOUIS

CENTRAL EXCELLENT AFFORDABLE COST LOCATION TRANSPORTATION OF LIVING SYSTEM METROPLEX GROWTH // 360 Solutions, LLC

ECONOMY St. Louis is highly ranked for its logistics infrastructure, bolstered by its central geographic location and easy access to major waterways. It is a significant inland port. The region is emerging as a large financial services center, with Jones Financial locally headquartered and Reinsurance Group-America as a major employer in the area. Government entities pursue business development and provide resources for startups, along with incubators with guidance and inexpensive office and lab space.

8% 16% 11 % 11 % 6% MANUFACTURING PROFESSIONAL AND GOVERNMENT LEISURE AND HOSPITALITY FINANCIAL ACTIVITIES BUSINESS SERVICES

18% 5% + 18% 2% 4% TRADE, TRANSPORTATION CONSTRUCTION EDUCATION AND INFORMATION OTHER SERVICES AND UTILITIES HEALTH SERVICES

The metro boasts numerous public and private golf courses, more than 100 parks, 200 miles of trails and the Gateway Arch. Many of St. Louis’ premier attractions, including the St. Louis Zoo, the St. Louis Art Museum, the Missouri History Mu- seum and the Municipal Opera, are located in Forest Park. The park features golf courses and athletic fields. The area houses the St. Louis Cardinals and the St. Lou- is Blues. Nearby is the Lake of the Ozarks, offering destinations for hunting, fish- ing, camping, hiking and spelunking. There are more than 40 colleges, universities and technical schools in the metro, enrolling around 200,000 students a year. Washington University in St. Louis is highly ranked among U.S. universities.

2017 2017 2017 2017 MEDIAN POPULATION: HOUSEHOLDS: MEDIAN AGE: HOUSEHOLD INCOME: 2.8M 1.1M 39 $59,200 Growth Growth U.S. Median: U.S. Median: 2017-2022*: 2017-2022*: 2.9% 3.9% 37.8 $56,300

MARKET OVERVIEW 14 DEMOGRAPHICS // 360 Solutions, LLC

45.44%

333,239 GENDER Total Population 54.56% Within 5 miles

$70,826 3,414 Average Household Income Employees Within 5 miles Within 1 mile

MARKET OVERVIEW 15 DEMOGRAPHICS // 360 Solutions, LLC

POPULA T IO N 1 Miles 3 Miles 5 Miles HOUSEHOL DS BY INCOME 1 Miles 3 Miles 5 Miles . 2023 Projection . 2018 Estimate Total Population 11,001 126,910 325,896 $200,000 or More 0.80% 6.50% 5.29% . 2018 Estimate $150,000 - $199,000 2.81% 4.18% 3.54% Total Population 11,159 129,554 333,239 $100,000 - $149,000 5.48% 8.94% 8.92% . 2010 Census $75,000 - $99,999 7.62% 9.24% 9.52% Total Population 11,086 129,815 332,371 $50,000 - $74,999 17.80% 16.06% 16.72% . 2000 Census $35,000 - $49,999 15.22% 13.01% 14.23% Total Population 11,713 141,436 361,462 $25,000 - $34,999 13.95% 11.15% 11.72% . Daytime Population $15,000 - $24,999 13.14% 12.15% 12.27% 2018 Estimate 7,578 145,014 424,638 Under $15,000 23.17% 18.76% 17.78% HOUSEHOL DS 1 Miles 3 Miles 5 Miles Average Household Income $47,108 $76,059 $70,826 . 2023 Projection Median Household Income $34,797 $43,236 $43,146 Total Households 4,106 51,709 138,207 Per Capita Income $17,623 $31,293 $30,163 . 2018 Estimate POPULA T IO N PROF IL E 1 Miles 3 Miles 5 Miles Total Households 4,102 52,146 139,476 . Population By Age Average (Mean) Household Size 2.64 2.33 2.29 2018 Estimate Total Population 11,159 129,554 333,239 . 2010 Census Under 20 29.72% 25.53% 24.79% Total Households 4,058 52,358 139,419 20 to 34 Years 21.51% 24.96% 24.85% . 2000 Census 35 to 39 Years 6.16% 6.01% 6.39% Total Households 4,188 56,046 148,804 40 to 49 Years 11.17% 10.67% 11.01% 50 to 64 Years 17.59% 18.72% 19.21% Age 65+ 13.85% 14.08% 13.74% Median Age 34.05 34.62 35.26 . Population 25+ by Education Level 2018 Estimate Population Age 25+ 6,866 84,092 222,043 Elementary (0-8) 3.02% 2.31% 2.40% Some High School (9-11) 13.02% 9.59% 9.92% High School Graduate (12) 33.35% 24.02% 25.07% Some College (13-15) 27.97% 21.30% 21.76% Associate Degree Only 6.91% 5.54% 6.21% Bachelors Degree Only 9.29% 17.62% 17.43% Graduate Degree 5.64% 18.64% 16.36% . Time Travel to Work Average Travel Time in Minutes 27 24 25

MARKET OVERVIEW 16 360 SOLUTIONS, LLC 1431 KINGSLAND AVENUE, SAINT LOUIS, MO 63133

PRESENTED BY

TYLER SHARP Associate National Office and Industrial Properties Group Chicago Office Office 312.327.5446 [email protected] License: IL 177869

ADAM ABUSHAGUR First Vice President Investments National Office and Industrial Properties Group Dallas Office Office 972.755.5223 [email protected] License TX 661916

BROKER OF RECORD

BRAD BARHAM Missouri Broker of Record Downtown Chicago Office Tel: 312-327-5400 Fax: 312-327-5410 [email protected] License: MO 2013016939