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Lehigh Valley Health Network Subject Property Offering Memorandum Lehigh Valley Health Network Hospital-Sponsored Single-Tenant Medical Office Building 171 Red Horse Road | Pottsville, PA 17901 Confidentiality and Offered by Restricted Use Agreement David Bailey Associate Director This Confidential Offering Memorandum (“COM”) is provided by Stan Johnson Company (“SJC”), solely for PA Broker Lic. #ABR002472 your consideration of the opportunity to acquire the commercial property described herein (the “Property”). This COM may be used only as stated herein and shall not be used for any other purpose, or in any other manner, without prior written authorization and consent of SJC. Contact Broker This COM does not constitute or pertain to an offer of a security or an offer of any investment contract. This COM contains descriptive materials, financial information and other data compiled by SJC for the convenience of parties who may be interested in the Property. Such information is not all inclusive and is not represented to include all information that may be material to an evaluation of the acquisition opportunity presented. SJC has not independently verified any of the information contained herein and makes no representations or warranties of any kind concerning the accuracy or completeness thereof. All summaries and discussions of documentation and/or financial information contained herein are qualified in their entirety by reference to the actual documents and/or financial statements, which upon request may be made available. An interested party must conduct its own independent investigation and verification of any information the party deems material to consideration of the opportunity, or otherwise appropriate, without reliance upon SJC. The Property may be financed or withdrawn from the market without notice, and its owner(s) reserve(s) the right to negotiate with any number of interested parties at any time. The Property is offered and sold by its owner(s) as is, where is, and with all faults, without representation or warranty of any kind except for any customary warranties of title. BY ACCEPTING THIS COM, YOU AGREE THAT: (1) all information contained herein, and all other information you have received or may hereafter receive from SJC relating to the Property, whether oral, written or in any other form (collectively, the “Information”), is strictly confidential; (2) you will not copy or reproduce, and claim as your own without attribution to SJC, all or any part of this COM or the Information; (3) upon request by SJC at any time, you will return and/or certify your complete destruction of all copies of this COM and the Information; (4) for yourself and all your affiliates, officers, employees, representatives, agents and principals, you hereby release and agree to indemnify and hold harmless SJC all of its affiliates, officers, employees, representatives, agents and principals, from and with respect to any and all claims and liabilities arising from or related to the receipt or use of this COM and/or any other Information concerning the Property; (5) you will not provide this COM or any of the Information to any other party unless you first obtain such party’s acceptance and approval of all terms, conditions, limitations and agreements set forth herein, as being applicable to such party as well as to you; and (6) monetary damages alone will not be an adequate remedy for a violation of these terms and that SJC shall be entitled to equitable relief, including, but not limited to, injunctive relief and specific performance, in connection with such a violation and shall not be required to post Stan Johnson Company 180 Madison Avenue | Suite 1500 a bond when obtaining such relief. New York City, NY 10016 P: 646.778.5561 stanjohnsonco.com Table of Contents Section 1: About the Investment Executive Summary .......................................................................5 Investment Highlights .....................................................................6 Section 2: About the Property Lease Abstract ...........................................................................8 Property Overview & Rent Roll .............................................................9 Section 3: About the Tenant Parent Company Overview ................................................................11 Section 4: About the Location Market Summary & Demographics ........................................................13 Location Overview .......................................................................14 Lehigh Valley Business and Economic Environment .........................................15 Short-Term Acute Care Market Study ......................................................16 Surrounding Medical Tenants .............................................................17 Strip Map ................................................................................18 Lehigh Valley Health Network • Pottsville, PA 3 Section One About the Investment Offering Price: $5,670,720 Cap Rate: 6.25% Executive Summary Lehigh Valley Physician Tenant Group - Schuylkill Lehigh Valley Health Parent Company Network - Moody's Aa2 Interest Fee Simple 171 Red Horse Road, Address Pottsville, PA New York Land Area (Acres) ± 6.43 AC Pottsville RBA ± 21,480 SF Rent 4/1/2019 Commencement Lease Expiration 3/31/2031 Remaining Lease 12.0 Years Term Renewal Options 2, 5-Year Options Philadelphia Annual Base Rent $354,420 Rent PSF $16.50 Rent Increases 3.00% Every 2 Years Lease Type NNN Landlord responsible for Landlord Roof, Structure, Parking Responsibilities & Building Systems Baltimore Lehigh Valley Health Network • Pottsville, PA 5 Investment Highlights Long-Term NNN Lease with Desirable Rental Increases The Property is subject to a 12-year, Triple Net Lease generating passive cash flow with limited Landlord obligations. The Lease provides rental increases annually in the initial term, as well as in each Option Period. This rent structure provides a hedge against future inflation and increasing yield Hospital Tenancy over time. 100% leased to Schuylkill Health Investment Grade Hospital Tenancy System Medical Group, Inc. The Property is 100% leased to Schuylkill Health System Medical Group, Inc. d/b/a Lehigh Valley Physician Group-Schuylkill. The Tenant’s parent corporation is Lehigh Valley Health Network, an Investment Grade health system which carries a Moody’s rating of A2. Market-Dominant Operator The top 5 hospital systems in the 50-mile radius of the Property are Geisinger, Saint Luke’s, UPMC, and Lehigh Valley Hospital. Among these five, Lehigh stacked up as the most dominant in both number of beds at 1,552 (33% of total) and number of discharges at 63,174 (26.5% of total). Lehigh Valley Hospital operates at five locations in the 50-mile radius, the highest performing of which serves 958 beds, with a total of 40,748 discharges. Lehigh Valley Market Favorable Geographic Location Lehigh Valley is part of the larger Lehigh Valley is part of the larger NYC metropolitan area. This is the 3rd most populous MSA in the NYC metropolitan area State of Pennsylvania with a population of over 821,000. Lehigh Valley benefits from being near two of the nation’s largest cities: New York City, and Philadelphia. The region has been recognized as the second-best performing of its size for economic development in the United States. Proximity to Hospital The Property is located within three miles of the only two short-term acute care facilities within Pottsville, Lehigh Valley Hospital Schuylkill E Norwegian Street (+/- 129 beds), and Lehigh Valley Hospital Schuylkill S. Jackson Street (+/-187 beds), providing a convenient source of referrals for patients transferring to long-term acute care. Strong Market Statistics Proximity to Hospital Pottsville is located in the Lehigh Valley MSA of eastern Pennsylvania, with highway 209 running Property is located within 3-miles directly through it. The local office market boasts a tight vacancy rate of 7.0% with market rental of the only two short-term acute rates at $18.75 per square foot, just above the Property’s rental rate of $16.50 per square foot. The care facilities within Pottsville market is comprised of 1,694 buildings, totaling 27.8 million square feet of rentable office space. Lehigh Valley Health Network • Pottsville, PA 6 Section Two About the Property Lease Abstract Tenant Schuylkill Health System Medical Group, Inc. D/b/a Lehigh Valley Physician Group-Schuylkill Parent Company Lehigh Valley Health Network - Moody's Aa2 Commencement April 1, 2019 Lease Expiration March 31, 2031 Initial Term Twelve (12) Years Termination Option None Renewal Options Two (2), Five (5) Year Options Renewal Options Rent See Rent Schedule on Page 9 The Landlord is responsible for repairs and replacements and the costs and expenses thereof (and not as an Operating Cost payable or Landlord's Maintenance reimbursable by Tenant) as follows: (1) repairs and replacements to the exterior of the Building (2) maintenance, repairs and replacements of the Obligations Building foundation, structure and roof; (3) replacement of Building systems Insurance Tenant shall reimburse Landlord for the commercially reasonable cost of property and liability insurance as part of 'Operating Expenses' Taxes Tenant shall reimburse Landlord as part of 'Operating Expenses' ROFR None Assignment Tenant shall not assign their interest in the Lease without prior written consent of the Landlord Representative Photo Lehigh Valley Health Network • Pottsville, PA 8 Property Overview Demographics
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