Downtown Miami Fully approved hotel development site NE 1st Street Confidential offering memorandum Downtown Miami | Hotel Development Site | 139 NE 1st Street, Miami, Florida Table of contents 01. Executive summary 3 02. Property overview 8 03. Market overview 25 04. Area overview 29 2 01. Executive summary Introduction Investment highlights Downtown Miami | Hotel Development Site 01. Introduction 139 NE 1st Street Miami, FL 33132 Avison Young is pleased to exclusively offer for sale the historic Dade Commonwealth Building (“the Property”), an existing office building and fully site plan approved hotel development site located in the heart of Downtown Miami, Florida. Permits have been approved to demolish the existing structure (with the exception of the façade for the first 3 stories), and permits for the construction of a17-story, 163-key hotel are pending approval, with approval expected in July of 2021. A hotel on the site would benefit from the excellent location of the Property, within short walking distance to some of Downtown Miami’s major office buildings, dining and nightlife spots and cultural attractions, offering the ability to cater to both business- and leisure-oriented travelers. The Property is located just 400 feet from the First Street MetroMover Station, which offers rail access throughout Downtown Miami and Brickell, and a short walk from the Government Center MetroRail Station, which offers rail access throughout Miami-Dade County. It is also located near some of Downtown Miami’s top-performing luxury hotels, including the Hyatt Regency, the Kimpton EPIC, the InterContinental Miami, the JW Marriott Marquis, and the Hotel Beaux Arts. Originally built in 1925, the Dade-Commonwealth Building’s Neo-Classical architecture made it a pioneering development in Downtown Miami, and one of the area’s most iconic buildings. Because of its rich history as a landmark building within Downtown Miami, the Property has been awarded historic status, qualifying for a Federal Historic Rehabilitation Tax Credit. With in-place full-demolition permits and pending construction permits in place, an excellent location in the heart of Downtown Miami offering walkability to Miami’s major business, cultural and entertainment destinations, proximity to three different rail transit systems, and favorable tax credits, the Property is an excellent hotel development opportunity. A Master Construction Permit is in process and expected to be issued by July 2021. NE 1st Street Avison Young | Confidential offering memorandum 4 Downtown Miami | Hotel Development Site 01. Investment highlights 139 NE 1st Street Miami, FL 33132 Existing approvals • The Property has rare in-place approvals from the Historic Preservation Board and the City of Miami for the demolition, leaving the original front three-story façade, and reconstruction of Miami’s historic Dade-Commonwealth building into a brand new 17-story upscale hotel. 7,505 square feet • Fully approved plans, with permits pending request have been filed, and are pending, for the construction of a17-story, 163-key hotel, with approval anticipated by July of 2021. In conjunction with the demolition approvals, these will accelerate a project significantly, allowing a developer to break ground months faster than could be achieved at other sites. Core Downtown Miami location • Property is located in the heart of Downtown Miami, just steps from some of the city’s landmarks including American Airlines Fully approved for Arena, Bayfront Park and Amphitheater, Bayside Marketplace, the Frost Science Museum, and Brickell City Centre. 17 stories & 163 key hotel • The overwhelming majority of Miami’s Central Business District offices, located in Downtown and Brickell, can be reached in a ten-minute walk from the Property. • Stations serving three different modes of rail transportation can be reached within a fifteen-minute walk. The First Street Metromover station offers free access to rail serving Downtown Miami and Brickell. The Government Center MetroRail Station offers access throughout Miami-Dade County, including to Coconut Grove, the University of Miami, and the Miami International Demolition permit for Airport. And the MiamiCentral Brightline Station offers express rail access to Fort Lauderdale, Palm Beach, and soon to Orlando. existing building Tax credits and Historic Designation • Historical designation under the Downtown National Register Historical District means the Property is entitled to the Ad Valorem Tax Exemption for Historic Properties. • Further, the Property is qualified for theFederal Historic Rehabilitation Tax Credit, which offers a tax credit of 20% for qualified rehabilitation of historic buildings. Qualified expenses include all direct and indirect costs of construction in renovation of the T6-80-O zoning building. TDR’s and TDD’s Favorable Zoning • The Property is aggressively zoned as T6-80-O, Miami 21’s most intense zoning designation. The zoning permits construction of up to 80 stories at a Floor Lot Ratio (FLR) of 24 by right, and offer unlimited height and FLR via public benefit bonuses. • The Miami 21 zoning code permits historically designated properties the sale of excess buildable square footage and density via a Core Downtown Transfer of Development Rights (TDR’s) and Density (TDD’s), which will assist an investor in reducing their cost basis on the project. Miami location Avison Young | Confidential offering memorandum 5 Downtown Miami | Hotel Development Site 01. Historic Designation 139 NE 1st Street Miami, FL 33132 History & Restoration The Dade-Commonwealth Building (the “Property”) built in 1925 was originally a seventeen-story steel frame skyscraper constructed in the Commercial Style of architecture embellished with Neo-Classical features and was a pioneer as one of the first skyscrapers to be constructed in downtown Miami. The building opened its doors in March of 1926, following a year of expansion and mass migration of businesses to Miami. Among the new businesses attracted to the region was the Meyer-Kiser Bank of Indiana that financed as well as become a tenant in the building, ultimately coining the building the Meyer-Kiser Bank Building. As time went on, the Meyer-Kiser Corporation found quarters elsewhere and several other companies become prime tenants, one of which the Dade Commonwealth Title and Abstract Co. in 1936. Although the company has been long gone, the historic building still carries the Corporation’s name. The Dade Commonwealth Building was damaged during the 1926 hurricane and was reduced to 7-stories due to the damage. Approved plans call for the reconstruction of the original 17-story height, as well as restoration of the building’s storefront level front façade and original columns, pilasters, and entablature. Tax Exemptions The subject Property is located within the Downtown National Register Historic District and has been approved to benefit from the Ad Valorem Tax Exemption for Historic Properties. The Federal Historic Rehabilitation Tax Credit (“HTC”) program is intended to incentive the preservation of the nation’s historically significant buildings, structures, and landmarks. The HTC program provides a tax credit of twenty percent (20%) for qualified rehabilitation of eligible structures or buildings of historic significance of structures or buildings built prior to 1936. Qualified rehabilitation expenses include all direct and indirect costs of construction in renovation of the building and architectural, engineering, surveying, legal, insurance, development fees, and related costs may be capitalized in relation to qualified rehabilitation expenses. Many HTC projects partner with tax credit equity investors in order to monetarily realize the benefit of the HTCs without directly utilizing the tax credits against individual taxable income. Typically a HTC transaction must have a chosen twenty-four month period for measuring qualified rehabilitation expenses, with the exception for phased construction projects allowing up to a sixty month period. Additionally, HTC’s are subject to a five-year compliance period and prohibits the Property being sold or transferred during the first five years following the Property in service. Avison Young | Confidential offering memorandum 6 Downtown Miami | Hotel Development Site 02. Zoning summary 139 NE 1st Street Miami, FL 33132 Transfer of development rights & density The Property’s T6-80-O zoning permits tremendous intensity and density - more than can be constructed on the site’s 7,505 SF footprint. Fortunately for developers, the Miami 21 code permits historically designated properties the sale of excess buildable square footage via a Transfer of Development Rights (TDR), and sale of excess buildable units via a Transfer of Development Density (TDD). Use of TDRs and TDDs will permit a developer to reduce their basis in the project. The Property is pre-qualified for sale of these excess development rights, per Chapter 23, Article I, Sec. 23-6 of the Miami Code of Ordinances (available at this link). The remaining development rights available for sale after construction of the hotel project are shown in the table below. Zoning T6-80-O TDR’s Calculation Lot Area 5,000 sf minimum 7,505 sf Floor Lot Ratio 24 by right 180,120 sf Proposed Building Total Gross Square Footage 95,283 sf Remaining buildable square footage 84,837 sf Individual historic resource multiplier 2.25x Transfer of development rights (TDR's) 190,883.25 sf Zoning T6-80-O TDD’s Calculation Lot Area 5,000 sf minimum 0.17 acre