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Investment Update

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Investment Update INVESTMENT UPDATE 32 WEST RANDOLPH Chicago, Illinois TABLE OF CONTENTS 1. Executive and Descriptive Summaries 2. Locational Information & Maps • Location • Public Transportation / Subway Lines • Neighboring Residential • Recreation / Entertainment / Restaurants 3. Chicago Overview & Market Update 4. Proposed Amenities 5. Proforma 6. Market Rent Comps 7. Tax Credit Supporting Information 8. Market Cap Rate Data SECTION 1 EXECUTIVE AND DESCRIPTIVE SUMMARIES Executive and Descriptive Summaries Executive Summary Summary 32 West Randolph is a proposed apartment unit rehabilitation of an existing twenty- two story building, originally constructed in 1926, in the heart of downtown Chicago. The property is located on the North side of Randolph Street, East of Dearborn Avenue and west of State Street. The building is situated in the heart of the Theatre District within the Central Loop submarket, and just west of the prestigious LaSalle Street Financial District. Directly to the east lies the East Loop submarket, one of the most dynamic areas in Downtown Chicago. This area is experiencing a rebirth via its transformation into a world renowned residential, cultural and recreational center, which includes Millennium Park, the Art Institute, the Chicago Theatre and the Lakeshore East. Proposed Development 32 West Randolph is a proposed 220 apartment unit rehabilitation within a vertical subdivision, housing the famous 2,253- seat Oriental Theater on the majority of the first seven floors, and the proposed 220 apartments on the upper floors. The apartments will occupy approximately 175,000 square feet of space on portions of floors 3 - 22 in the Tower, and Floors 8 - 15 above the Theater. The high ceilings of the existing structure will allow spacious "loft" style residences, some with two levels. Executive and Descriptive Summaries The 220-unit property will be comprised a mix of studios, convertibles, one and two bedroom units averaging approximately 799 sf. The clubhouse/amenity areas will be positioned over the center portions of the floors above the Theater area. These areas will present a special opportunity to provide unique recreational and community spaces, in perfect concert with active urban lifestyles - a major multipurpose sports, meeting and entertainment area within the 20' high space of the 14th floor, a full health club on the 12th floor, and office, theater, study, music practice and storage spaces on three more core areas on floors 8, 9 and 10. Property History Historically known as the Oriental Theatre Building, construction of 32 West Randolph was completed in 1926. Designed by Chicago’s famed architects, Rapp and Rapp, 32 West Randolph was originally constructed as a theatre and Masonic Temple and was built on the same location as the former Iroquois Theatre (later the Colonial Theatre). Although the outer facade looks identical, the Property did not retain anything from the original building that once stood here. The theatre, occupying the majority of the first 7 stories of the building, was originally designed as a 3,250-seat theatre presenting popular first-run movies and lavish stage shows. The surrounding space was occupied by the Masonic Temple, which originally included 11 separate Masonic halls. The current owner of The Property acquired title to the entire building, including the theatre and Masonic Temple in 1978. In 1996, a vertical subdivision of the building was completed with the building ownership being separated between the theatre space and the former Masonic Temple space. At the same time, the ownership of the theatre space completed a full renovation and restoration of the Oriental Theatre. The theatre was reopened in 1998 and now hosts the visiting companies of Broadway shows. Executive and Descriptive Summaries The Property is no longer used by any Masonic organizations and all of the rentable space is used as office space. The State of Illinois and its related entities have occupied the majority of the building since the 1990s. The State has recently started vacating the premises with full vacancy expected in 2nd quarter 2013. Location 32 West Randolph is located on the north side of Randolph Street, approximately 60 feet east of the northeast corner of Randolph Street and Dearborn Street. The common address is 32 West Randolph Street. The building is situated at an irreplaceable location at the convergence of the Loop's financial, governmental, retail, residential and theatre districts and it is located directly across the street from the new Block 37 development, a mixed-use development comprised of 277,000 SF of retail space, 440,000 of office space and a transportation center. Executive and Descriptive Summaries The property has tremendous access to the Downtown Chicago's public transportation system. Every CTA train line has a stop within one block of the property and State Street, the first street east of the property, is a main artery for numerous major CTA bus lines. In addition, all of the major Metro commuter rail stations are within walking distance to the property. Existing Structure The building is situated on an L-shaped land parcel containing 27,837 square feet. The building has approximately 140 feet of frontage along the north side of Randolph Street and approximately 162 feet of frontage along the south side of Couch Place. The property is approximately 181 feet in depth. The site is currently zoned DX-16, Downtown Mixed-Use District. The Property is comprised of 226,666-SF of office space on Floors 1, 3 through 22 plus an elevator penthouse and portions of the two basement levels that are all part of a vertical subdivision, with the remaining space in the building being separately owned and utilized as the 2,253-seat Oriental Theatre/Ford Center for the Performing Arts. The total gross building of The Property is 237,188 square feet. The main entrance to the building is on Randolph Street. The ground floor space is comprised of the main lobby area, six elevators, and stairwells. Executive and Descriptive Summaries There is no rentable space on the 2nd floor. The rentable space on Floors 3 through 7 share floors with the theatre and is located along the south side of the building with frontage along Randolph Street. Floors 8 through 22 are all located above the theatre. Floors 8 through 15 approximately comprise the footprint of the site and have floorplates ranging from 20,260 SF to 23,573 SF, with the exception of the 13th Floor which contains 13,111 SF. Floors 16 through 22 are located on the tower portion of the site and range in size from 5,372 SF to 7,598 SF. Interior Finish: The lobby area is finished with travertine panel walls, granite tile floors and painted drywall ceilings. The upper floor tenant spaces and common areas finishes vary from floor to floor but generally consist of carpeted floors, painted drywall walls and acoustical droptile ceilings. Finished ceiling heights in the upper floor office spaces are approximately 8.0 to 8.5 feet. The restrooms are typically finished with acoustical droptile ceilings, ceramic tile floors and painted drywall walls with ceramic tile wainscoting. Exterior: Terra cotta on south elevation and common brick on majority of remaining elevations with some terra cotta accents. Structure: Steel beams and columns encased in clay tile. Floors are reinforced concrete. HVAC Systems: Heating is provided via four boilers located on the 17th floor that provide steam heat which is distributed in risers to baseboard radiators along the perimeter of the floors. In addition, heat is also distributed via steam coils and air handlers that provide heat to the central portions of the floors. Cooling is provided via package units. The majority of the water-cooled package units are located on the respective floors with some located on the roof. The cooled water is provided via a cooling tower located on the roof. Electrical: Three-phase, three-wire system, 480-volt service into the building. Roof: Flat concrete deck covered with two-ply modified bitumen roofing system. All rooves were installed in 2001. Windows: Aluminum-framed, double-pane, double-hung Elevators: There are six passenger elevators and two freight elevators. The passenger elevators service Floors 1 through 22. One freight elevator services the two basements up to Floor 22. The other freight elevator services the 1st Floor and the first basement. All of the elevators have 2,500-lb. capacity. Plumbing: Floors 3 through 22 all contain at least one restroom with most containing one men’s and one women’s restroom, all equipped with adequate fixtures. Each men’s and women’s restroom has at least one 5-gallon electric hot water heater. There is a 40- gallon gas hot water heater that services the 14th floor. Executive and Descriptive Summaries Life Safety: There is a standpipe system with fire hose connections on every floor. Approximately 35%- 40% of the building is sprinklered. All risers have been installed for the building’s sprinkler system and fully operational sprinklers have been installed in the basement and Floors 1, 3, 4, 8, 9, 13, 21 and 22. Emergency lighting is backed up by a natural-gas fired emergency generator. Smoke alarms, horn strobes and pull stations that are connected to the fire panel are provided on every floor. Loading: There is a grade level loading dock on the north side of the building which is accessible via Couch Place. Executive and Descriptive Summaries Descriptive Summary TOTAL UNITS: 220 TOTAL RENTABLE SQUARE FEET: 175,730 Square Feet AVERAGE UNIT SIZE: 799 Square Feet STRUCTURE: 22-Story Existing Building PARKING: Existing Parking Garage located behind building ANTICIPATED START: 1st Quarter, 2014 ANTICIPATED COMPLETION: 2nd Quarter, 2015 DESIGNER STYLE KITCHEN: The contemporary styled kitchen include attractive espresso finish, Wood cabinets with abundant storage, wood flooring, expansive pass through entertainment bar with stainless steel double bowl sink, and decorator selected granite countertops.
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