Commercial AN APEX COMMERCIAL GROUP APEX Group REAL ESTATE OPPORTUNITY

2632 WOODMAN CENTER COURT KETTERING, 45420 CONFIDENTIAL OFFERING MEMORANDUM Offering Memorandum Disclaimer

For more information, please contact The material contained in this Offering Memorandum is confidential and for the purpose of considering the purchase of the one of the following individuals: Property described herein. It is subject to the terms and provisions of the Confidentiality Agreement signed by the recipient of this material, and is not to be used for any purpose or made available to any other person without the express written consent of Apex Tony Witt Commercial Group, LLC (“Broker”). Principal +1 937 469 8287 This Offering Memorandum was prepared by Broker solely for the use of prospective purchasers of 2632 Woodman Center Court, [email protected] Kettering, Ohio (the “Property”). Neither Broker, the “Seller”nor any of their respective officers, employees or agents, make any representation or warranty, express or implied, as to the completeness or the accuracy of the material contained in the Offering Memorandum or any of its contents, and no legal commitments or obligations shall arise by reason of this package or any of its Amber Wenzler contents. Seller reserves the right to eliminate any portion or all of the Property from any offer for sale at any time prior to the Senior Associate completion of a binding contract of sale executed by both Seller and a prospective purchaser. +1 937 469 8258 [email protected] Prospective purchasers of the Property are advised (i) that changes may have occurred in the condition of the Property since the time of this Offering Memorandum or the financial statements therein were prepared and that (ii) all financial projections are provided for general reference purposes only in that they are based on assumptions relating to the general economy, competition, and other factors beyond the control of Broker and the Seller and, therefore, are subject to material variation. Prospective purchasers of the Property are advised and encouraged to conduct their own comprehensive review and analysis of the Property.

The Offering Memorandum is a solicitation of interest only and is not an offer to sell the Property. The Seller and Broker expressly reserve the right, at their sole discretion, to reject any or all expressions of interest or offers to purchase the Property, and expressly reserve the right, at their sole discretion, to terminate discussions with any entity at any time with or without notice. The Seller shall have no legal commitment or obligations to any entity reviewing the Offering Memorandum or making an offer to purchase the Property unless and until a written agreement satisfactory to the Seller has been fully executed, delivered, and approved by the Seller and any conditions to the Seller thereunder have been satisfied or waived.

This Offering Memorandum is confidential. By accepting the Offering Memorandum, you agree (i) that you hold and treat the Offering Memorandum and its contents in the strictest confidence, (ii) that you will not photocopy or duplicate any part of the Offering Memorandum, (iii) that you will not disclose the Offering Memorandum or any of its contents to any other entity without the prior written authorization of Broker and (iv) that you will not use the Offering Memorandum in any fashion or manner detrimental to the interest of the Seller or Broker.

The terms and conditions stated in this section will relate to all of the sections of the package as if stated independently therein. If, after reviewing this package, you have no further interest in purchasing the Property at this time, kindly return this brochure to the Broker at your earliest possible convenience.

2 APEX Commercial Group 2632 Woodman Center Court - Kettering, Ohio Table of Contents

The Opportunity...... 4

Property Overview...... 7

Tenant Overview...... 10

Investment Overview...... 13

Location & Market...... 15 THE OPPORTUNITY The Opportunity

Property Snapshot

2632 Woodman Center Court KETTERING, OHIO 45420 8,200 SF TOTAL SIZE 2003 YEAR BUILT 100% Occupied 12-Year Lease EXPIRING 4/30/2033

$106,095.00 The Opportunity AVERAGE IN-PLACE NOI Apex Commercial Group is pleased to present the opportunity to acquire 2632 Woodman Center Court located in Kettering, Ohio, a preeminent sub-market of Dayton. Constructed in 2003, the 100% occupied, 8,200 SF building is leased to Community Medical Services Holdings, LLC on a long-term lease and provides the ability for an investor to acquire a first-class building with stable cash flow.

5 APEX Commercial Group 2632 Woodman Center Court - Kettering, Ohio Building Highlights

ƒƒ Location – Conveniently located off the busy intersection of Woodman Drive and Dorothy Lane within the Delco Park Business Park with neighboring uses including medical and office, restaurants, banking, grocery 2632 WOODMAN and recreation. Less than 1.5 miles from The Greene Town Center, Dayton’s CENTER COURT highly successful lifestyle center and the full with I-675, Dayton’s outer belt.

ƒƒ Committed Tenancy – Commencing 5/1/2021, Community Medical Services Holdings, LLC has entered into a twelve (12) year lease on the property and is in the process of completing significant tenant improvements for their long term tenancy.

ƒƒ Functional Asset – This single story, masonry, metal roof, medical office building offers ample parking (32 spaces) and excellent visibility to a main thoroughfare in Dayton. The building includes a large waiting area, exam rooms, meeting and therapy rooms with professionally designed interiors and an entry/exit access system for security.

ƒƒ Amenity Rich Setting - The Property resides in an amenity rich setting that is within 1 mile of over 30 restaurants, abundant shopping, banking and childcare centers.

6 APEX Commercial Group 2632 Woodman Center Court - Kettering, Ohio PROPERTY OVERVIEW Easy Access to I-675 OVERVIEW

ADDRESS 2632 Woodman Center Court, Kettering, Ohio 45420

TOTAL BUILDING 8,200 SF Numerous Amenities CONSTRUCTION OVERVIEW OVERVIEW Nearby STRUCTURE Masonry YEAR BUILT 2003

FLOORS 1 Multiple Points of Access ROOF AGE Metal Standing Seam - 2003 FIRE PROTECTION Sprinklered

PROPERTY FEATURESFEATURES

BUILDING CLASS A Extensive Renovations SITE AREA 1.32 Acres 2021 TENANCY Single

RESTROOMS 3

PARKING 32 Parking Spaces

ELECTRIC Dedicated DP&L Electric Feed

8 APEX Commercial Group 2632 Woodman Center Court - Kettering, Ohio Floor Plan

9 APEX Commercial Group 2632 Woodman Center Court - Kettering, Ohio TENANT OVERVIEW Tenant Profile

COMMUNITY MEDICAL SERVICES

Community Medical Services began providing treatment in Phoenix, Arizona in 1983. CMS then expanded their footprint into Montana, North Dakota, and Alaska. In 2018, CMS acquired two existing treatment programs, allowing them to expand into and serve communities in Indiana, Michigan, Ohio, Texas, and Wisconsin.

Today, CMS operates over 40 clinics across nine states and has made it their mission to work with the communities they serve to provide education on the importance of effectively treating addiction. At CMS, their focus is on meeting the challenges presented by the growing addiction epidemic in communities where treatment is lacking. They strive to eliminate the consequences of substance use and to help their patients navigate the continuum of care without discrimination.

COMMUNITY MEDICAL SERVICES acquired by CLEARVIEW CAPITAL

Stamford, CT, April 6, 2018 — Clearview Capital Fund III, LP (“Fund III”) announced today the acquisition, in partnership with management, of Community Medical Services Holdings, LLC (“CMS” or the “Company”). The transaction closed on March 30, 2018.

Headquartered in Scottsdale, AZ, CMS is a rapidly growing provider of medication-assisted treatment (“MAT”) programs for patients suffering from substance use disorders. Operating across four states, the Company provides services to more than 4,000 individuals from 14 comprehensive treatment centers. Fund III partnered with management to acquire the business from its inactive majority owners, who did not maintain an ongoing stake in the Company. Nick Stavros, the Company’s CEO, will continue to lead the management team and maintain ownership in the Company.

“Our team is thrilled to partner with Clearview Capital to further accelerate our growth trajectory,” said Mr. Stavros. “Clearview has established a successful track record in healthcare services, while maintaining a strict commitment to providing first-class patient care, which perfectly aligns with our company’s mission and core values. We look forward to investing in our infrastructure, technology, people and communities to continue our goal of expanding treatment access to as many individuals and families as possible.”

(continued)

11 APEX Commercial Group 2632 Woodman Center Court - Kettering, Ohio Tenant Profile

CMS is the tenth platform investment in Clearview Capital Fund III, LP, a $325 million committed fund raised in 2013. Clearview Capital sourced the transaction from Quarton International, who advised the seller.

Clearview Capital’s other holdings include Mudlick Mail, LLC, a data-driven and related marketing solutions provider; Nielsen-Kellerman Co., a manufacturer of premium environmental measurement instruments; Wilson Orchard and Vineyard Supply, LLC, a distributor of orchard and vineyard equipment, irrigation systems, and related ag- ricultural supplies; Controlled Products, LLC, a manufacturer and distributor of premium quality synthetic turf; Advanced Medical Personnel Services, Inc., a provider of nationwide healthcare staffing solutions; Northwest Cosmetic Laboratories, LLC, a formulator and manufacturer of cosmetic and skin care products for prestige brands; Derby Building Products, Inc. f.k.a. Novik, Inc., an innovator, manufacturer and distributor of polymer building products; Child Health Holdings, Inc. d.b.a. Pediatric Health Choice, the country’s largest provider of prescribed pediatric extended care (“PPEC”) centers for medically complex children; and Pyramid Healthcare, Inc., a provider of substance use disorder and mental health treatment programs for adults and adolescents

OTHER CLEARVIEW CAPITAL HEALTHCARE SERVICES HOLDINGS

Capitol Imaging Services - Apothecare Pharmacy - Brockton, MA Child Health Holding d.b.a. Pediatric Pyramid Healthcare - Altoona, PA Metairie, LA Rapidly growing institutional pharmacy Health Choice - Tampa, FL Diversified provider of behavioral health Leading provider of outpatient targeting the behavioral health sector Premier provider of alternative-site services, including substance use diagnostic imaging services, including in group homes and community-based health-care services for disorder and mental health treatment. MRI, CT, mammography, and other settings. mentally-complex, modalities. technology-dependent and behavioral-ly-challenged children.

12 APEX Commercial Group 2632 Woodman Center Court - Kettering, Ohio INVESTMENT OVERVIEW Financial Snaphot

Gross Revenue SF $/SF AMOUNT

Purchase Price $1,395,900

Cap Rate: 7.6%

Scheduled Rental Income Over Term: 8,200 $1,740,696

Average Gross Income: 8,200 $18.04 $147,928.00

Operating Expenses

Real Estate Taxes: $4.30 $35,222.00

Property Insurance: $0.27 $2,200.00

Repairs and Maintenance: $0.50 $4,100.00 (est.)

Total Operating Expenses: $5.10 $41,833.00

Net Operating Income: $12.94 $106,095.00

Lease Summary

Term: 12 Years

Commencement Date: May 1, 2021

Expiration Date: April 30, 2033

Rental Rate: $15.25 SF with 3% annual increases

Tenant responsible for all utilities and the day-to- Tenant Obligations: day operation and maintenance of the property. Landlord is responsible for real estate taxes, building insurance, foundation, structure, windows, parking Landlord Obligations: lot replacement, roof, fire suppression and major repairs/replacements of the HVAC system.

14 APEX Commercial Group 2632 Woodman Center Court - Kettering, Ohio LOCATION & MARKET Aerial Map

2632 WOODMAN CENTER COURT

Delco Park

Woodman Drive

E. Dorothy Lane To I-675

16 APEX Commercial Group 2632 Woodman Center Court - Kettering, Ohio Amenities Map

2632 WOODMAN CENTER COURT N Delco Park

E. Dorothy Lane

17 APEX Commercial Group 2632 Woodman Center Court - Kettering, Ohio Kettering Overview

KETTERING

Kettering, Ohio is known across the country as an innovative and well-run city. Kettering has everything you could want in a community – a fine school system, stable and healthy business environment, leisure activities for all ages, and terrific volunteers whose community spirit is contagious.

HISTORY: SCHOOLS:

The earliest settlers in what is now Kettering were John Patterson (a forefather of Kettering is well known for its quality school system. Residents of the district are NCR’s John Patterson) and his brother James who came to the area in 1798. They proud of their schools and have continually supported the district in both volunteer settled on land near the Kettering/Beavercreek border near what today is the and financial capabilities. The Kettering City School District serves approximately Kettering Business Park. In 1841, an expanding population generated the creation of 7,340 students and has 12 school buildings, including one early childhood education Van Buren Township, a name that would stand for more than 100 years. center, eight elementary schools that serve kindergartners through fifth-graders; two middle schools that serve sixth, seventh, and eighth-graders; and a four ­year high In November of 1952, voters of Van Buren Township approved the incorporation school. of the Village of Kettering, named for its most outstanding citizen, the famous philanthropist and inventor of the automobile self-starter, Charles F. Kettering. A Long recognized as one of the finest school districts in Montgomery County and special census in 1955 recorded the village population at 38,118, qualifying it for city indeed, in Southwest Ohio, the Kettering School District maintains a tradition of status. providing excellent educational programming and services to its students.

Kettering was proclaimed a city on June 24, 1955, by the Secretary of State of Ohio. RECREATION: Voters approved adoption of a House Rule Charter and Council-Manager form of government, which went into effect January 1, 1956. The City of Kettering Parks, Recreation and Cultural Arts Department is a Gold Medal Award ­winner for the best recreation program in the country and one of a few - if not CITY GOVERNMENT: the only department nationally- to be accredited five times and win three National Gold Medals. The City of Kettering operates a Council-Manager form of government. The Mayor and six Council members are elected on a non-partisan basis for four-year terms. In addition to its recreational programs, Kettering offers more than 21 park sites, One Council member is elected from each of the City’s four districts. The Mayor and totaling more than 400 acres. The parks system provides the perfect setting for a the two remaining Council members are elected at-large. The Vice-Mayor is elected family picnic, a quiet stroll or an afternoon of fishing on a calm, beautiful pond. 12 biennially by members of the Council. public tennis courts, 6 pickle ball courts, 43 baseball/softball diamonds, 18 football/ soccer fields, 2 self-guided fitness trails, a BMX track and a skateboard park are available.

18 APEX Commercial Group 2632 Woodman Center Court - Kettering, Ohio Kettering Overview

CLIMATE: TRANSPORTATION:

Kettering is in a moderate climate region. The highest elevation is 1,090 feet above All neighborhoods in Kettering receive public bus transportation service from the sea level and the lowest elevation is 750 feet. High relative humidity during much of Regional Transit Authority. the year causes some discomfort to people with allergies. Temperatures of zero or below will be experienced in about four out of five years. Extreme temperatures are BUSINESSES AND EMPLOYERS: usually of short duration. The last occurrence of freezing temperatures in the spring is mid-April, while the average first occurrence in the autumn is late October. Cold, polar Approximately 1,700 air flowing across the Great Lakes causes much cloudiness during the winter and is accompanied by frequent snow flurries. PRINCIPAL EMPLOYERS:

FIRE PROTECTION: Employees % of Total City Employment Kettering Medical Center 3,570 12.23% Number of stations 4 Reynolds & Reynolds Company 1,350 4.62% Authorized number of firefighters and command staff 80 Kettering City Schools 1,208 4.14%

POLICE PROTECTION: Mast Global Digital 1,000 3.42% Tenneco 625 2.14% Number of stations 1 City of Kettering 580 1.99%

Authorized number of patrol officers and command staff 86 Meijer Inc 550 1.88% Spectrum 500 1.71% RECREATION AND CULTURE: Total 9,383 32.13%

Number of parks 21 with 419 acres

Recreation complex square footage 152,512 SF

Number of libraries 2

TAXES:

Property Tax (residential) $90.95 per $1,000 valuation

City Income Tax 2.25% of income earned

19 APEX Commercial Group 2632 Woodman Center Court - Kettering, Ohio Demographics - 5 Mile Radius

20 APEX Commercial Group 2632 Woodman Center Court - Kettering, Ohio Demographics - 5 Mile Radius

Population 2020 2025 TOTAL TOTAL Population 196,844 197,357

Total Households 2020 2025 TOTAL % TOTAL % Households 86,344 63.65 83,857 63.24 Families 49,913 57.11 48,754 58.14

Average Household Income 2020 2025 TOTAL TOTAL Average Household Income $84,256.443 $108,216.689

Labor Force Status 2020 2025 TOTAL % TOTAL % Labor Force 101,013 n/a 101,027 n/a Employed 96,987 96.01 96,967 95.98 Unemployed 2,695 2.67 2,725 2.7 In Armed Forces 1,331 n/a 1,335 n/a Not in Labor Force 60,791 n/a 61,171 n/a

Source: Dayton Development Coalition

21 APEX Commercial Group 2632 Woodman Center Court - Kettering, Ohio Ground Access The region boasts one of the most efficient transportation systems in the country.

Transportation & Market Access

By Air - The Dayton region is home to the Dayton International Airport which sees over 1 million travelers annually. The largest airline operator out of the region is American Airlines. The airport is also a significant regional air freight hub hosting FedEx Express, UPS Airlines, United States Postal Service and major commercial freight carriers. The Dayton area also has several regional airports. The Dayton-Wright Brothers Airport is a general aviation airport owned by the City of Dayton located 10 miles south of the central business district of Dayton in Miami Township. It serves as the reliever airport for Dayton International Airport. The airport primarily serves corporate and personal aircraft users. The Dahio Trotwood Airport, also known as Dayton-New Lebanon Airport, is a privately owned, public-use airport located 7 miles west of the central business district of Dayton.

By Land - In addition to air travel, Dayton hosts several inter-modal freight railroad terminals. Both CSX and Norfolk Southern Railway operate switching yards in the city. The Greater Dayton Regional Transit Authority operates public bus routes in the Dayton metro area. In addition, RTA operates several electric trolley bus routes. The Dayton trolleybus system is the second longest-running of the six remaining trolleybus systems in the United States. Dayton also operates a Greyhound station that provides inter-city transportation to and from Dayton.

Dayton is primarily served by three interstate highway systems:

• runs north to south through the city of Dayton and many of Dayton’s north and south suburbs. • is a major east-west interstate that runs through many of Dayton’s east and west suburbs and intersects with I-75 in Vandalia, Ohio just north of the city. • is a partial interstate ring along the eastern suburbs of Dayton. It runs north to south and connects I-70 to the north and I-75 to the south.

22 APEX Commercial Group 2632 Woodman Center Court - Kettering, Ohio Commercial AN APEX COMMERCIAL GROUP APEX Group REAL ESTATE OPPORTUNITY

For more information, please contact: INVESTMENT SALES Tony Witt Amber Wenzler Principal Senior Associate +1 937 469 8287 +1 937 469 8258 [email protected] [email protected]