OFFERING MEMORANDUM TUMWATER CENTER Multi-Tenant Retail Center in Olympia MSA, WA TUMWATER CENTER
Table of Contents
01 Property Overview Investment Summary Quick Stats Property Summary Site Plan Tenant Profiles Recent Property Upgrades Aerial Map Nearby Retailers Contact Information
Financial Analysis Terry Wilson Rebecca Liddell, CCIM Ryan O’Leary 02 [email protected] [email protected] [email protected] Income Capitalization 360.705.1296 503.221.2279 503.221.2294 Rent Roll Financial Quote The information contained in the following Marketing Brochure is proprietary and strictly confidential. It is intended to be reviewed only by the party receiving it from Kidder Mathews and should not be made available to any other person or entity without the written consent of Kidder Mathews. Area Overview 03 This Marketing Brochure has been prepared to provide summary, unverified information to prospective purchasers, and to establish only a preliminary level of Regional Map interest in the subject property. The information contained herein is not a substitute for a thorough due diligence investigation. Kidder Mathews 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 Location Overview performance of the property, the size and square footage of the property and improvements, the presence or absence of contaminating substances, PCB’s or asbestos, the compliance with State and Federal regulations, current or past tax payments, 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 Marketing Brochure has been obtained from sources we believe to be reliable; however, Kidder Mathews has not verified, and will not verify, any of the information contained herein, nor has Kidder Mathews 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.
This information has been secured from sources we believe to be reliable. We make no representations or warranties, expressed or implied, as to the accuracy of the information. References to square footage or age are approximate. Recipient of this report must verify the information and bears all risk for any inaccuracies.
kiddermathews.com Tumwater Center
HIGHLIGHTS
This highly visible and well-maintained 12,120 SF retail center across from Home Depot, Costco, WalMart and Fred Investment Summary Meyer is 100% leased and strategically positioned on a corner lot with access points from a signalized intersection along Littlerock Road. Just a short distance to Interstate 5 on and off ramps, and just a few minutes from the state capitol, major area employers, and one of the largest air force bases in the nation. Offering Price $3,350,000 STRONG CREDIT TENANTS Cap Rate 6.57% Fully leased with a mix of nationally recognized, strong-credit tenants and long-term neighborhood owner/operator tenants for diversity of foot traffic and stability in the center. Mattress Firm has been at this location since original Price Per SF $276 construction in 2004. The property generates an additional $5,562 annually with CPI escalations on a long-term parking lot lease to Twinstar Community Credit Union. NOI $219,944 FULLY LEASED, NNN INVESTMENT
Passive income property with minimal Landlord responsibility. Stable operating income, recently signed leases Size 12,120 SF and built-in escalations. Should Best Buffet, a month to month tenant, vacate, their large suite can be demised and leased at higher rates. 100% Leased, NNN Investment PROVEN LOCATION & PATH OF GROWTH with annual escalations Tumwater Center’s proven location is strategically located along Littlerock Road, which sees an average of 15,500 vehicles per day. As an outlet from the I-5 Trosper Road Exit, and part of the dense retail landscape nearby, the site has excellent access and exposure to the area.
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QUICK STATS
TENANT MIX
Specialty 13.2% Close to large Annual Rent Restaurant Escalations national retailers Building Area 48.13% 12,120 SF 38.37% Tumwater Goods & Services Center High Traffic Area & Urban Signalized Growth Corner Boundary
2004 construction 100% Leased NOI: $219,944
Kidder Mathews | Offering Memorandum 4 Tumwater Center PROPERTY SUMMARY
Property Address 5765 Littlerock Rd SW Tumwater, WA Property Type Multi-Tenant Retail Strip
Year Built 2004
Building Size 12,120 SF
Land Area 55,321 SF (1.27 AC)
Floors One (1)
Occupancy 100%
Construction Metal and block - stone facade Parking 5.07:1,000 surface spaces
Zoning GC, General Commercial
Parcel Number 8062-00-00200
DEMOGRAPHICS
$
AVERAGE ESTIMATED HH INCOME HOUSEHOLDS POPULATION $90,101 17,140 41,230 3 mile radius Kidder Mathews | Offering Memorandum 5 Tumwater Center
SITE PLAN
BEST BUFFET
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TENANT PROFILES
BEST BUFFET
TENANT SINCE: 2004 TENANT SINCE: 2004 TENANT SINCE: 2012 TENANT SINCE: 2016 TENANT SINCE: 2017
Based in Houston, Texas, Family friendly Chinese buffet Pizza Hut has been a staple Cricket Wireless is a Games Workshop specializes Mattress Firm has the offering a rich selection of American restaurant chain subsidiary of AT&T, acquired in table-top fantasy games largest geographic footprint classic Chinese dishes and since 1958. With over 16,000 in 2013, as a prepaid wireless and figurines, primarily among multi-brand mattress modern interpretations at a locations worldwide, in 2015 alternative to traditional focused on Warhammer, retailers with 3,500+ stores value-focused price for both recently was acquired by cellular service companies. a 28-year old battle game nationwide. lunch and dinner. one of the world’s largest legendary among fantasy restaurant companies, Yum! Since inception, the wireless game hobbyists and featured This publicly traded company Brands, sharing the stage carrier has consistently in The Guardian online. It was (NASDAQ: MFRM) includes with fast-food heavy hitters expanded its presence to awarded by reviewers 4 out Sleep Train and Sleepy’s, such as KFC and Taco Bell. new cities, expanded service of 5 stars and touted as being reported over 3.5 billion coverage areas, released “an absorbing evening of dollars in sales in 2015. Several rebrands since brand-specific versions of combat.” inception including expanding popular devices including its dine-in restaurant format the Apple iPhone, and to fast-food, and delivery has become increasingly formats has made Pizza Hut a recognizable through creative household name. marketing campaigns.
GLA 27% GLA 37% GLA 11% GLA 11% GLA 13%
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RECENT PROPERTY UPGRADES
CROSS-PARKING EASEMENT ROOF UPGRADES
LANDSCAPING UPGRADES NEW HVAC
NEW LIGHTING FIXTURES
RECENTLY SIGNED LEASES Games Workshop, Cricket
Kidder Mathews | Offering Memorandum 8 Tumwater Center
AERIAL MAP
TUMWATER CENTER
PELEGRINO EVENT CENTER Littlerock Rd SW
MILLS & MILLS FUNERAL HOME
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NEARBY RETAILERS
OLYMPIA - 2.5 MILES ALIPINE VILLAGE APARTMENTS
FALLS POINTE APARTMENTS TUMWATER HIGH SCHOOL
TUMWATER MIDDLE SCHOOL
Trosper Rd SW TUMWATER CENTER
85,000+ DAILY Littlerock Rd SW VILLAS AT KENNEDY CREEK
15,500+ DAILY
23,975+ DAILY
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FINANCIAL ANALYSIS - Income Capitalization
CURRENT INCOME $/SF Annual
Gross Rental Income $19.16 $232,268
TwinStar Credit Union Parking Lease $5,562
Expense Reimbursements $4.89 $59,296
TOTAL INCOME $24.52 $297,126
Vacancy Factor @ 5% ($1.23) ($14,856)
EFFECTIVE GROSS INCOME $23.29 $282,269
OPERATING EXPENSES $/SF Annual
Property Tax $2.23 $27,017
Insurance $0.24 $2,941
Utilities $0.97 $11,811
Repairs & Maintenance $0.63 $7,647
Management Fee (3.5% EGI) $0.82 $9,879
Reserves for Replacement $0.25 $3,030
TOTAL OPERATING EXPENSES $5.14 $62,326
NET OPERATING INCOME $18.15 $219,944
CAP RATE 6.57%
ASKING PRICE: $3,350,000
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FINANCIAL ANALYSIS
RENT ROLL
Total Annual Tenant Suite Lease Start Lease Expire SF % of Bldg Monthly Rent $/SF/YR, NNN Base Rent
Mattress Firm 103 Jun-04 Jun-19 3,290 27% $6,561 $78,727 $23.93
Games Workshop (dba 105 Jun-17 Sep-22 1,600 13% $2,533 $30,396 $19.00 Warhammer)
Cricket Wireless 107 Oct-16 Apr-22 1,360 11% $2,267 $27,200 $20.00
Pizza Hut 109 May-12 May-21 1,370 11% $2,245 $26,945 $19.67
Best Buffet 113 MTM MTM 4,500 37% $5,750 $69,000 $15.33
Totals 12,120 100% $19,356 $232,268 $19.16
Kidder Mathews | Offering Memorandum 12 Tumwater Center
FINANCIAL QUOTE
PRICE $3,350,000
Down Payment $1,172,500
Loan Amount $2,177,500
Interest Rate 5.15%
Amortization 25 years
Term 10 years
Loan to Value 65%
Annual Debt Service $155,046
Cash on Cash 5.54%
LOAN QUOTE Glenn Gioseffi PROVIDED BY Vice President Debt & Equity Finance [email protected] 206.398.2291
Kidder Mathews | Offering Memorandum 13 Tumwater Center
REGIONAL MAP
Seattle - 1 hour north
POPULATION THE EVERGREEN STATE COLLEGE 1 MILE 3 MILES 5 MILES
2017 7,015 41,230 104,701 5 Miles 2022 7,408 43,910 111,312 Olympia WASHINGTON STATE 3 Miles CAPITOL CAMPUS HOUSEHOLDS Lacey 1 MILE 3 MILES 5 MILES 1 Mile
2017 3,255 17,140 44,568 TUMWATER CENTER
2022 3,436 18,198 47,269 Tumwater
OLYMPIA REGIONAL AIRPORT
AVERAGE HOUSEHOLD INCOME TROSPER LAKE PARK 1 MILE 3 MILES 5 MILES
$ 2017 $68,463 $90,101 $84,619
2022 $76,707 $101,889 $96,060
Portland - 1.5 hours south
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LOCATION OVERVIEW TOP 13 MAJOR EMPLOYERS OF THURSTON COUNTY
RANK COMPANY INDUSTRY EMPLOYEES The city of Tumwater is conveniently positioned at the junction of I-5 and Highway 101, connecting the heavily trafficked corridor of I-5 and North Thurston Public 1 Education 2,000 Washington’s westernmost cities such as Aberdeen, Ocean Shores, and Port Schools Angeles, as well as the gateway to Olympic National Forest, famous for its Providence Saint Peter scenic hiking, camping, and unique and protected rainforests. The two major 2 Health Care 1,600 Hospital corridors see a combined average of 157,000 vehicles per day. Walmart Supercenter (3 Just 2.5 miles south of the Washington state capitol, and 20 minutes from 3 Retail 1,023 locations) Joint Base Lewis-McChord military base (sixth largest military base in the nation), Tumwater is a popular suburb within the Olympia Urban Growth 4 Safeway (5 locations) Retail 876 Boundary and the rapidly growing region of the Pacific Northwest. The 2017 population was 104,701, with a total daytime population of 122,733 people South Puget Sound within a five-mile radius. 5 Education 780 Community College
6 Xerox Information Technology 750
7 Capital Medical Center Health Care 600
8 Macy’s Retail 600
9 Nisqually Red Wine Casino Gaming 600
10 Lucky Eagle Casino Gaming 600
Weyerhaeuser Company (3 11 Industrial Goods 565 locations)
12 YMCA (2 locations) Non-Profit 551
13 Evergreen State College Education 550
Kidder Mathews | Offering Memorandum 15 Terry Wilson [email protected] 360.705.1296
Rebecca Liddell, CCIM [email protected] 503.221.2279
Ryan O’Leary [email protected] 503.221.2294
Kidder Mathews One SW Columbia Street, Suite 950 Portland, OR 97258
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Kidder Mathews | Offering Memorandum 16