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Home , Fort Sam Houston, McNay Art Museum, Randolph Air Force Base, San Antonio River, San Antonio River Walk, San Antonio Zoo

Walmart Shadow-Anchored Retail Center 1432 Austin Highway, , 78209

CONFIDENTIAL OFFERING MEMORANDUM 1432 Austin Highway San Antonio, Texas 78209

OFFERING SUMMARY CONTENTS

RFM Commercial, Inc. is pleased to present to the market, 1432 Austin Hwy, Offering Summary ...... 2 a 26,595 square foot Value-Add Walmart shadow-anchored neighborhood center in northeast San Antonio. Conveniently located between Walmart Property Details ...... 3 Supercenter and Lowe’s, the center enjoys cross access and multiple entrances to serve its large trade area which includes several of the ’s Site Plan Aerial ...... 4 most affluent communities such as Terrill Hills, Alamo Heights, Terrill Heights Retail Aerial ...... 5 and Oakwell Farms. Proven in-fill trade area with easy access to Loop 410 and IH 35 includes additional national retailers such as Target, Gold’s Gym Market Aerial ...... 6 and HEB. Economic generators/employers within proximity include Fort Sam , McNay Art Museum, Incarnate Word University, Rackspace, San Financial Analysis ...... 7 Antonio Botanical Gardens, Trinity University, Children’s Museum SA, , San Antonio , Walk and the 26-acre Pearl Rent Comps ...... 8 District. San Antonio Overview ...... 9 The asset is currently 66% leased with all vacancies fully finished out, providing a true Value-Add opportunity for an investor to lease the remaining vacancy. Demographics ...... 10 The sales proforma assumes leasing the vacant spaces from $18-$22 psf Confidentiality & Disclaimer ...... 11 which is well below the current average rents of $23.21 psf. The center sits on 3.78 acres, providing the possibility to add additional space and/or drive- thru capability to its end-caps.

Exclusively Listed By: RFM Commercial, Inc.

Beverly R. Barshop Richard F. McCaleb 210.826.0036 x290 210.826.0036 x230 [email protected] [email protected] PROPERTY DETAILS

ADDRESS 1432 Austin Highway San Antonio, Texas 78209

ACCESS Four entrances to the property of which two (2) are signalized

AGE Built in 2004

LAND SIZE ±3.78 Acres

ZONING C-3

PARKING/PARKING RATIO 144 Spaces/ 5.41 per 1000 SF

TRAFFIC COUNTS Austin Hwy: 22,000 VPD Harry Wurzbach: 7,180 VPD (Kalibrate 2021)

SIGNAGE Pylon signage along Austin Hwy and individual tenant signage at each suite

ROOF Built up tar gravel roof

PYLON SIGN WITH EXCELLENT HVAC Typical roof top package units VISIBILITY FROM AUSTIN HIGHWAY

CONFIDENTIAL OFFERING MEMORANDUM 1432 Austin Highway, San Antonio, Texas 78209 SITE PLAN AERIAL

Suite Tenant SF 109 GameStop 1,500 100 Vacant 2,800 110 Great Clips 1,300 102 Victory Martial Arts 2,000 112 Navy Federal Credit Union 3,672 104 Vacant 2,640 114 Vacant 1,300 105 MB Fabrics 3,360 115 Vacant 1,260 107 4 Star Nails 1,500 116 Vacant 1,100 108 Sprint 2,463 117 H&R Block 1,700

CONFIDENTIAL OFFERING MEMORANDUM 1432 Austin Highway, San Antonio, Texas 78209 CONFIDENTIAL OFFERING MEMORANDUM 1432 Austin Highway, San Antonio, Texas 78209 MARKET AERIAL

CONFIDENTIAL OFFERING MEMORANDUM 1432 Austin Highway, San Antonio, Texas 78209 FINANCIAL ANALYSIS STABILIZED VALUE ADD

PRICE $7,224,000 ($271 PSF)

PROFORMA CAP RATE 7.25%

PROFORMA STABILIZED NOI $523,760*

(Based on 93% occupied with $18-$22 PSF Rents on vacant spaces) *Average current rental rate $23.21 PSF

PROJECTED GROSS REVENUE Proforma PSF Base Rental Revenue $585,722 $22.02 Expense Reimbursement Revenue $242,302 $9.11 Vacancy 7% Stabilized <$57,962> <$2.18> Gross Budgeted Revenue $770,062 $28.96 ANNUAL EXPENSES Proforma PSF Property Taxes $152,220 $5.72 Property Insurance $10,488 $0.39 Common Area Maintenance (CAM) $79,594 $2.99 Non Pass-Thru Expenses $4,000 $0.15 Total Estimated Operating Expenses $246,302 $9.26 Proforma NOI $523,760

CONFIDENTIAL OFFERING MEMORANDUM 1432 Austin Highway, San Antonio, Texas 78209 RENT COMPS

Project Name GLA (SF) Occupancy Major Tenants Address Year Built Small Shop Rates

1432 Austin Highway 26,595 66% NFCU, Game Stop, San Antonio, Texas 78209 2004 $18 - $26 NNN Sprint, Great Clips

Terrell Plaza 107,884 89% Dollar Tree, Ross, 1223 Austin Hwy 1965, Ren. 2012 $19 - $24 NNN Petco, Five Below San Antonio, Texas 78209

Alamo Hills Gold’s Gym, 146,803 94% 1246 Austin Hwy Pet Supplies Plus, 1984 $18 - $28 NNN San Antonio, Texas 78209 Papa John’s

Austin Heights 59,932 79% Goodwill, Advance 1533 Austin Hwy 1984, Ren. 2012 $18 - $24 NNN Auto, The UPS Store San Antonio, Texas 78218

Sunset Square 149,533 100% HEB, LA Crawfish, 1520 Austin Hwy 1967, Ren. 1986 $20 - $24 NNN One Touch Direct San Antonio, Texas 78218

CONFIDENTIAL OFFERING MEMORANDUM 1432 Austin Highway, San Antonio, Texas 78209 SAN ANTONIO OVERVIEW TOP AREA EMPLOYERS San Antonio is the seventh most populous city in the U.S. and the second most Lackland Airforce Base 37,000+ populous city in Texas with a MSA population of more than 2.5 million. More USAA 35,935+ than 400 companies across all industries: financial services, cybersecurity, manufacturing, technology, bioscience, and aerospace, are based in greater Fort - US Army 32,000+ San Antonio. As of 2020, the region’s population increased by 9% and is 22,500+ expected to increase by 6.2% within the next five years. From 2015 to 2020, H-E-B 20,300+ jobs increased by 9.5% outpacing the national growth rate of 6.2%. Home to numerous historical and cultural sites, including the Alamo, the world-famous Northside ISD 12,900+ River Walk and the 26-acre Pearl District, tourism contributes substantially to the Randolph Airforce Base 11,000+ city’s economy, with over 37 million tourists visiting annually, employing over 9,964+ 122,500 people at an annual economic impact of over $15.2 billion on the local Methodist Healthcare System 9,620+ economy. iHeart Media 9,588+ The Alamo City has one of the largest concentrations of military bases in the City of San Antonio 9,145+ . The defense industry in San Antonio employs over 190,000 and Northeast ISD 8,780+ provides a $27.7 billion regional economic impact. San Antonio is home to , , and Brooks TaskUs 7,700+ City-Base, with and Camp Stanley just outside the city. These bases San Antonio ISD 7,500+ make up what is known as San Antonio (JBSA). JBSA services more 7,200+ Department of Defense students and runways than any other installation, houses the DoD’s largest hospital, and supports more than 250,000 personnel. Baptist Health System 6,383+ Its total replacement value is estimated at $10.3 billion with an annual budget Wells Fargo 5,073+ of $800 million. JP Morgan Chase 5,000+ America’s northernmost gateway with Mexico, San Antonio has become an Bill Miller Bar-B-Q 4,400+ international trade center enhanced through Port San Antonio, a 1,900-acre AT&T 4,300+ aerospace, industrial complex, and international logistics platform that services Harte Hanks 3,800+ firms such as Boeing, Lockheed Martin and XPO Logistics, as well as government and military agencies. Employing more than 14,000 people in its unique air-, Christus Santa Rosa 3,700+ rail- and highway-served property, Port SA generates over $5 billion in annual CPS Energy 3,100+ economic activity for the region. 3,000+ San Antonio continues to be one of the most attractive metros in the country Sirius Computer Solutions 2,600+ due to its exceptional economic and population growth, low business and living Toyota Motor Manufacturing 2,500+ costs, central geographic location and charm, emerging culinary Visionworks 2,500+ and arts scene, and versatile transportation infrastructure. Harland Clarke 2,100+

CONFIDENTIAL OFFERING MEMORANDUM 1432 Austin Highway, San Antonio, Texas 78209 Community Profile Community Profile Site Map 1432 Austin Hwy, San Antonio, Texas,143 782 Aust209 i3n Hwy, San Antonio, Texas, 78209 3 Prepared by Esri Prepared by Esri 1432 Austin Hwy, San Antonio, Texas,143 782 Aust209 in Hwy, San Antonio, Texas, 78209 Latitude: 29.49109 Latitude: 29.491091432 Austin Hwy, San Antonio, Texas, 78209 3 Prepared by Esri DEMOGRAPHICS 1432 Austin Hwy, San Antonio, Texas, 78209 Latitude: 29.49109 Rings: 1, 3, 5 mile radii Rings: 1, 3, 5 mile radii Longitude: -98.43523 Longitude: -98.435Rings:23 1, 3, 5 mile radii Longitude: -98.43523 1 mile 3 miles 1 mile 5 miles 3 miles 5 miles Population Summary Population Summary 2020 Population2000 Total Population 2000 Total Population 12,124 81,601 12,124 224,281 81,601 224,281 2010 Total Population 2010 Total Population 11,667 83,216 11,667 234,514 83,216 234,514 (3 mi Radius)2020 Total Population 2020 Total Population 12,760 87,159 12,760 253,740 87,159 253,740 2020 Group Quarters 2020 Group Quarters 305 5,798 305 9,900 5,798 9,900 2025 Total Population 2025 Total Population 13,311 90,336 13,311 265,734 90,336 265,734 87,1592020-2025 Annual Rate 2020-2025 Annual Rate 0.85% 0.72% 0.85% 0.93% 0.72% 0.93% 2020 Total Daytime Population 2020 Total Daytime Population 12,390 116,249 12,390 314,977 116,249 314,977 Workers Workers 5,943 71,140 5,943 177,029 71,140 177,029 Residents Residents 6,447 45,109 6,447 137,948 45,109 137,948 Household Summary Household Summary 2000 Households 2000 Households 5,442 33,977 5,442 88,474 33,977 88,474 2000 Average Household Size 2000 Average Household Size 2.18 2.29 2.18 2.45 2.29 2.45 Households2010 Households 2010 Households 5,328 33,716 5,328 90,654 33,716 90,654 2010 Average Household Size 2010 Average Household Size 2.13 2.30 2.13 2.48 2.30 2.48 (3 mi Radius)2020 Households 2020 Households 5,849 35,402 5,849 97,518 35,402 97,518 2020 Average Household Size 2020 Average Household Size 2.13 2.30 2.13 2.50 2.30 2.50 2025 Households 2025 Households 6,111 36,814 6,111 102,129 36,814 102,129 35,4022025 Average Household Size 2025 Average Household Size 2.13 2.30 2.13 2.51 2.30 2.51 2020-2025 Annual Rate 2020-2025 Annual Rate 0.88% 0.79% 0.88% 0.93% 0.79% 0.93% 2010 Families 2010 Families 2,858 19,114 2,858 54,473 19,114 54,473 2010 Average Family Size 2010 Average Family Size 2.86 3.06 2.86 3.20 3.06 3.20 2020 Families 2020 Families 3,033 19,569 3,033 57,447 19,569 57,447 2020 Average Family Size 2020 Average Family Size 2.91 3.10 2.91 3.26 3.10 3.26 2025 Families 2025 Families 3,141 20,196 3,141 59,791 20,196 59,791 Daytime20 2Population5 Average Family Size 2025 Average Family Size 2.92 3.11 2.92 3.28 3.11 3.28 2020-2025 Annual Rate 2020-2025 Annual Rate 0.70% 0.63% 0.70% 0.80% 0.63% 0.80% (3 mi Radius)Housing Unit Summary Housing Unit Summary Community Profile Community Profile 2000 Housing Units 2000 Housing Units 5,815 37,115 5,815 95,919 37,115 95,919 Owner Occupied Housing Units Owner Occupied Housing Units 47.9% 47.9% 47.9% 48.9% 143247.9% Austin Hwy, San Anton48.9%io, Texas,14 3782 209Aust 3in Hwy, San Antonio, Texas, 78209 3 Prepared by Esri Prepared by Esri 116,249Renter Occupied Housing Units Renter Occupied Housing Units 45.7% 43.6% 45.7% 43.4% 143243.6% Aust0 in Hwy,0.8 San1.6 Anton43.4%io, Texas,14 3782 209Austin Hwy, San Antonio, Texas, 78209 Latitude: 29.49109 Latitude: 29.49109 Vacant Housing Units Vacant Housing Units 6.4% 8.5% 6.4% 7.8% 8.5% mi 7.8% BCAD, Esri, HERE, Garmin, INCREMENT P, NGA, USGS Rings: 1, 3, 5 mile radii Rings: 1, 3, 5 mile radii Longitude: -98.43523 Longitude: -98.43523 2010 Housing Units 2010 Housing Units 5,943 38,146 5,943 102,054 38,146 102,054 Owner Occupied Housing Units Owner Occupied Housing Units 45.6% 44.8% 45.6% 45.8% 44.8% 45.8% 1 mile 3 miles 1 mile 5 miles 3 miles 5 miles Renter Occupied Housing Units Renter Occupied Housing Units 44.1% 43.6%2020 Hous44.1%eholds by 43.0%Income 43.6%2020 Households by43.0% Income Vacant Housing Units Vacant Housing Units 10.3% 11.6%Househol10.3%d Income Ba11.2%se 11.6%Household Income Ba11.2%se 5,849 35,402 5,849 97,518 35,402 97,518 2020 Housing Units 2020 Housing Units 6,489 39,523<$15,06,00489 107,914 39,523 <$15,000 107,914 12.6% 14.5% 12.6% 15.9% 14.5% 15.9% Owner Occupied Housing Units Owner Occupied Housing Units 40.9% 41.9%$15,0040.9%0 - $24,99943.0% 41.9% $15,000 - $24,99943.0% 8.9% 9.4% 8.9% 11.7% 9.4% 11.7% AverageRe ntHHer Oc cIncomeupied Housing Units Renter Occupied Housing Units 49.2% 47.7%$25,0049.2%0 - $34,99947.3% 47.7% $25,000 - $34,99947.3% 9.2% 10.0% 9.2% 11.1% 10.0% 11.1% (3 mi Radius)Vacant Housing Units Vacant Housing Units 9.9% 10.4%$35,0009. -9% $49,999 9.6% 10.4% $35,000 - $49,9999.6% 12.9% 13.8% 12.9% 14.7% 13.8% 14.7% 2025 Housing Units 2025 Housing Units 6,763 40,935$50,0006, -763 $74,99112,5289 Com40,935munity$50,000 -P $7r4ofile,9112,52899 Community20.8% Profile 16.6% 20.8% 17.2% 16.6% 17.2% Owner Occupied Housing Units Owner Occupied Housing Units 41.4% 41.7%$75,0041.4%0 - $99,99942.8% 41.7% $75,000 - $99,99942.8% 12.5% 10.5% 12.5% 11.4% 10.5% 11.4% 1432 Austin Hwy, San Antonio, Texas,14 3782 209Aust 3in Hwy, San Antonio, Texas, 78209 3 PreparedJune 11,by 2021 Esri Prepared by Esri Renter Occupied Housing Units Renter Occupied Housing Units 49.0% 48.2%$100,049.0%00 - $149,947.9%99 48.2% $100,000 - $149,947.9%99 12.5% 11.5% 12.5% 9.5% 11.5% 9.5% $86,598 1432 Austin Hwy, San Antonio, Texas,14 3782 209Austin Hwy, San Antonio, Texas, 78209 Latitude: 29.49109 Latitude: 29.49109 Vacant Housing Units Vacant Housing Units 9.6% 10.1%$150,0009.6% - $199,9999.2% 10.1%©2021$150,000 Esri - $199,9999.2% 4.9% 5.6% 4.9% Page3. 17% of 1 5.6% 3.7% Median Household Income Median Household Income $200,000+ Rings: 1, 3, $52 mi00,le0 0ra0+dii Rings: 1, 3, 5 mile5. ra6%dii 8.1% Longitude5.6% : -98.4354.7%23 8.1% Longitude: -98.4354.7%23 2020 2020 $55,451 $52,423Average$55 Ho,4us51ehold$45 Inc,6ome24 $52,423Average Household$45 Inc,6ome24 $791 mile,057 3$86 mile,598s $791 mile,057 $695 miles,640 $863 mile,598s $695 miles,640 2025 2025 $56,855 $5422,500502205 PHoop$56uuslea,8htioo55ldn s2 5by$48+ Ibn,1yc 47oEdmuecati$54onal,52050 A250tt ainmeHPopuuselanhttoioldns 2 by5$48+ I bn,1yc47 oEdmuecational Attainment Median Home Value Median Home Value TotHalousehold Income Base TotHaol usehold Income Base 9,6,012111 58,48836,814 6,9,111012 166,944102,129 36,81458,488 102,129166,944 $262,970 $274,980 $169,823 2020 2020 $262,970 $274,980Les

Source: U.S. Census Bureau, Census 2010 SumSoumarcer:y U. FilS.e Ce1. nEssruis forecasts Bureau, Cforens 2020us 2 010and Sum2025ma Esriry Filconvee 1.r Etedsri Cforecastsensus 2000 for da2020ta inandto 20102025 geEsriogra convephy.rted Census 2000 data into 2010 geography. June 11, 2021 June 11, 2021

©2021 Esri ©2021 Esri Page 5 of 7 Page 5 of 7 1432 Austin Highway San Antonio, Texas 78209

CONFIDENTIALITY & DISCLAIMER

The information contained in the following offering memorandum is proprietary and strictly confidential. It is intended to be reviewed only by the party receiving it from RFM Commercial, Inc. and it should not be made available to any other person or entity without the written consent of RFM Commercial, Inc. By taking possession of and reviewing the information contained herein the recipient agrees to hold and treat all such information in the strictest confidence. The recipient further agrees that recipient will not photocopy or duplicate any part of the offering memorandum. If you have no interest in the subject property at this time, please return this offering memorandum to RFM Commercial, Inc. This offering memorandum has been prepared to provide summary, unverified financial and physical information to prospective purchasers, and to establish only a preliminary level of interest in the subject property. The information contained herein is not a substitute for a thorough due diligence investigation. RFM Commercial, Inc. has not made any investigation, and makes no warranty or representation with respect to the income or expenses for the subject property, the future projected financial performance of the property, the size and square footage of the property and improvements, the presence or absence of contaminating substances, PCBs or asbestos, the compliance with local, state and federal regulations, the physical condition of the improvements thereon, or the financial condition or business prospects of any tenant, or any tenant’s plans or intentions to continue its occupancy of the subject property. The information contained in this offering memorandum has been obtained from sources we believe to be reliable; however, RFM Commercial, Inc. has not verified, and will not verify, any of the information contained herein, nor has RFM Commercial, Inc. conducted any investigation regarding these matters and makes no warranty or representation whatsoever regarding the accuracy or completeness of the information provided. All potential buyers must take appropriate measures to verify all of the information set forth herein. Prospective buyers shall be responsible for their costs and expenses of investigating the subject property.

Exclusively Listed By: RFM Commercial, Inc.

Beverly R. Barshop Richard F. McCaleb 210.826.0036 x290 210.826.0036 x230 [email protected] [email protected]