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Foch Street 821 - 1075 Foch Street • Fort Worth, Texas 76107 Foch Street Offering Memorandum Exclusive Listing Team Table of Contents

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Foch Street 821 - 1075 Foch Street • Fort Worth, Texas 76107 Foch Street Offering Memorandum Exclusive Listing Team Table of Contents FOCH STREET 821 - 1075 FOCH STREET • FORT WORTH, TEXAS 76107 FOCH STREET OFFERING MEMORANDUM EXCLUSIVE LISTING TEAM TABLE OF CONTENTS CAMERON DEPTULA SECTION 1 EXECUTIVE SUMMARY 04 DB2RE INVESTMENT SALES SECTION 2 PROPERTY & MARKET HISTORY 10 c: 214.497.0276 SECTION 3 PROPERTY INFORMATION 14 o: 214.526.3626 x 116 e: [email protected] SECTION 4 LOCATION OVERVIEW 19 www.DB2RE.com SECTION 5 MARKET OVERVIEW 26 SECTION 6 FINANCIAL ANALYSIS 31 SECTION 7 DISCLAIMER 43 2929 Carlisle Street, Suite 250 Dallas, TX 75204 SECTION 1 EXECUTIVE SUMMARY executive summary DB2RE | 5 the offering DB2RE INVESTMENT SALES is pleased to present Foch Street (“Property”) a 135,727 square foot mix-used shopping center located in the coveted West 7th Entertainment District of Fort Worth, TX. For over 70 years, Foch Street has been considered a landmark property. Built by the Leonard Family at the end of WWII, the two main buildings date back to 1946 with the third building completed in early 1953. Foch Street embodies the country’s post-World War II resurgence that left us with the architectural treasure we have today. Foch Street is a beacon of Fort Worth’s illustrious history, retail environment and diverse economy. Over the years, the property has been home to an elite group of specialty retailers that include companies like Leonard’s Farm and Ranch Store, Williamson Dickie (Dickie’s), Montgomery Ward & Co. and Tandy Mart. The spirit of Foch Street and its esteemed past precedes itself to this day. Restored in 2002 and 2011, Foch Street is comprised of three buildings and is currently 78.51% occupied by various specialty, destination and entertainment retailers and business including The Reservoir, Chimy’s, Texas Republic, Colonels’ Bicycles as well as businesses like iProspect, among others. The property boasts 6.36 acres of core / infill MU-2 zoned land and is strategically positioned at the eastern edge of the W. 7th Entertainment District, Fort Worth’s premier urban mixed-use development. Stretching nearly a quarter mile along Foch Street (1,000 feet), Foch Street “Property” provides unparalleled access and visibility to this entertainment mecca. Spanning over 16 city blocks and 80 plus acres, the West 7th District is comprised of over 2 million square feet of high-end residential, office, retail / restaurant and hotel assets. Investors have the unique opportunity to acquire a core / legacy asset within this high growth - high barrier market. The offering provides a stabilized revenue stream as well as various value-add opportunities. The combination of over 29,172 SF of lease-up potential, below market rates and future redevelopment opportunities due to the property’s favorable MU-2 zoning ensures new ownership’s initial investment continues to grow well into the future. executive summary DB2RE | 6 investment summary • Average rents across all tenants equates to $21.35, well below comparable averages for space in the trade area. 821 - 1075 Foch Street LOCATION: Fort Worth, Texas 76107 • 56.00% of the property boast rental rates below $25.00 PSF. SALE PRICE: $40,000,000 • 56.40% of the property have rental increases during their primary term. NOI (IN-PLACE): $1,999,681 • Average term remaining for existing tenants equates to 4.40 years. NOI (YE 1): $2,814,378 • Only 58.34% of the property (22 of 30 tenants) have renewal options upon expiration. CAP RATE: 5.00% / 7.04% (YE 1) 90.61% of those tenants boast FMV rates with no caps, allowing ownership to push rates significantly. GLA: 135,727 SF • 37.38% of the property has 4+ years of term remaining, limiting near-term rollover OCCUPANCY: 78.51% expsosure. No more than 6.98% of the property expires in any given year from now until January 1, 2021. Furthermore, 32.20% of the property has between two and four years of YEAR BUILT: 1947 & 1953 / 2002 & 2011 term remaining. LOT SIZE: 6.36 AC • Other than iProspect (18.42% of the property), no tenant / space makes up more than ZONING: MU-2 6.50% of the total GLA. Texas Republic ranks 2nd in percent of GLA at 6.14%. DEBT: Free & Clear • Other than iProspect (20.71% of total revenue), no tenant makes up more than 10.00% of major tenant summary the total revenue. Texas Republic again ranks 2nd at 9.40% of the total income. TENANT SUITE SIZE % OF GLA RENT PSF % OF REVENUE TERM LEFT TENURE iProspect 2 - 1021 25,000 18.42% $18.50 20.71% 3.75 YRS 6.51 YRS Texas Republic 1 - 945 8,339 6.14% $28.56 9.40% 8.50 YRS 1.50 YRS Enilon 2 - 1045 6,907 5.09% $23.42 6.73% 5.17 YRS 2.84 YRS Reservoir Bar & Restaurant 2 - 1001 5,343 3.94% $26.00 5.61% 4.00 YRS 6.00 YRS La Familia Mexican 1 - 841 4,000 2.95% $21.00 3.61% 6.75 YRS 8.34 YRS executive summary DB2RE | 7 investment highlights WEST 7TH ENTERTAINMENT DISTRICT: The West 7th Street District is one of Texas’ premier live, work, play mixed-use developments. The district spans across 80 acres (1 mile X 0.5 Mile) of core infill land and is conveniently located 1 mile north of Interstate 30 and 1 mile west of the Fort Worth CBD. The entertainment district was originally created in response to the neighboring Fort Worth Cultural District (across from University Drive) which brings around 8.5 million visitors annually. Today, the West 7th Entertainment boast over 2 million square feet of high-end residential, hotels (three exclusive hotels are in the works walking distance from the property along University Drive and W. 7th Street), Class-A office space, boutique retail and numerous bars and restaurants. With over 16 pedestrian friendly blocks of entertainment and living, the urban village provides shoppers a truly unique experience. SURROUNDING TRAFFIC GENERATORS: Foch Street not only benefits from the daytime and night time densities from the various apartment and office complexes that surround the property, but provides a unique shopping destination for the millions of visitors that visit with W. 7th Entertainment and Fort Worth Cultural District throughout the year. Located 1,700 feet away is the Modern Art Museum of Fort Worth and the Kimbell Art Museum, two of the most renowned museums in the world. Additionally, the soon to be completed (August 2019), $540 million dollar, 14,000 seat Dickies Arena and Will Rogers Memorial Center add to the allure of the corridor. Dickies Arena will begin hosting the legendary Fort Worth Stock Show & Rodeo starting in 2020 (currently held at WRMC) as well as the NCAA Men’s Basketball Tournament starting in 2022. FOCH STREET CENTER / MU-2 ZONING: Situated on 6.36 acres of some of the most valuable land in Texas, Foch Street provides investors with one of the largest unobstructed tracts of infill land in the DFW Metroplex. In an effort to promote high density / mixed-use product, the city of Fort Worth designated the W. 7th Entertainment District with the coveted MU-2 zoning (High Intensity Mixed- Use). The MU-2 zoning allows for vertical development up to 12 stories (see section 4.1302 in the Fort Worth Regulation Handbook). Additionally, the district does not have parking requirements, allowing investors to maximize all usable square footage. Unlike many of the Metroplex’s urban districts (Deep Ellum, Bishop Arts and Uptown), the city of Fort Worth has cut out the red tape and restrictions in order to incentivize developers / owners to create a “high intensity” product. The MU-2 designation is one of many value- add components available to investors. LEASE-UP POTENTIAL: Currently, Foch Street provides investors with 29,172 SF of second generation retail / restaurant space, available for lease-up day 1 of ownership. The ten (10) available spaces are located in Building 1 (6), Building 2 (2) and Building 3 (2), all of which enjoy excellent visibility and frontage along Foch Street. As the area continues to surge, the availability provides an immediate and drastic boost to ownership’s return. executive summary DB2RE | 8 investment highlights UNBEATABLE DEMOGRAPHICS: Foch Street is located within the rapidly growing West 7th Street corridor of Fort Worth’s Entertainment / Cultural Districts. Within a three mile radius of the Property there are 92,722 residents increasing to more than 271,873 residents within five miles of the property. Furthermore, average household incomes within the one mile and three miles radii are $86,798 and $78,085 respectively. The area within a one-mile radius has seen a staggering growth rate of around 21.00% over the past five years. Actual growth is expected to be much higher as construction of high-end residential continues. Furthermore, daytime densities within a three and five mile radius brings the trade area 128,155 and 199,311 employees daily. According to current estimates, there are 6,953 and 12,372 businesses within the respective three and five mile radii. FAVORABLE LEASE TERMS / SIGNIFICANT VALUE-ADD: Currently, shop rental rates among existing tenants average a staggering low $21.35, with 56.00% of the property paying between under $25.00 PSF. Additionally, 56.40% of the property has contractual rent increases remaining, 52.86% of the property boasts FMV options at the end of their lease with 32.20% of the property having less than four-years of term remaining. The combination of these value-add opportunities provides investors with incredible short-term and long-term rent growth, as well as, tremendous flexibility when increasing rates or preparing for a redvelopment. LIMITED ROLL-OVER EXPOSURE: Other than iProspect (18.42% of the property and 21.29% of the total revenue), no tenant / space makes up more than 6.50% of the total GLA or 10.00% of the total revenue.
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