Confidential Offering Memorandum

WASAGA RESIDENCES 760 Mosley Street / 3 Dunkerron Avenue Presented by: , L9Z 2H4 THE LAND GROUP “An infill townhouse development with zoning in place for 14 units – 500 feet from the Beach.” COMMERCIAL FOCUS REALTY INC., Brokerage 35 The Links Road, #201 PRICED AT $1,700,000 , ON M2P 1T7 www.cfrealty.ca Investment Highlights

• Located in west end Wasaga Beach – quiet portion of the Beach – single family location

• Only 500 feet to the beach front and a five minute drive to the commercial centre of Wasaga Beach

• 20,962 square feet or 0.67 acres – entire block with three road frontages

• 100.13 feet frontage on Mosley Street and 100.00 feet frontage on Dunkerron Street

• Planning in place for 14 three bedroom common element towns averaging 2,300 sf on three levels including the garage

• Buyer to complete Site Plan Approval

• High demand for towns in Wasaga Beach

• Many projects have sold OUT

• Sold as is and where is Page 3 SECTION 1.0 OFFERING CRITERIA

SECTION 2.0 THE REGION

SECTION 3.0 THE NEIGHBOURHOOD

SECTION 4.0 SITE DETAILS

SECTION 5.0 DEVELOPMENT

CONTACTS

Page 4 OVERVIEW SECTION 1.0 Commercial Focus Realty Inc., Brokerage (“CFR”) is presenting for your consideration a 14 unit townhouse development site in west Wasaga OFFERING Beach, known as “Wasaga Residences”. The project is owned by CRITERIA A.D.A. HOMES LTD. (the “Seller”). MEMORANDUM CONTENTS This Confidential Information Memorandum (“CIM”) and Due Diligence Materials (“DDM”) are being delivered to prospective Buyers to assist them in deciding whether they wish to acquire the Property. This CIM & DDM does not purport to be all-inclusive or to contain all the information that a prospective Buyer may require in deciding whether or not to purchase the Property.

This CIM & DDM is for information and discussion purposes only and does not constitute an offer to sell or the solicitation of any offer to buy the Property. The CIM & DDM provides selective information relating to certain physical, locational and financial characteristics of the Property.

The information on which this CIM & DDM is based has been obtained from various sources considered reliable. Neither the Seller nor CFR make any representation, declarations or warranties, express or implied, as to the accuracy or completeness of the information or statements contained herein or otherwise and such information or statements should not be relied upon by prospective.

The Seller and CFR expressly disclaim any and all liability for any errors or omissions in the CIM & DDM or any other written or oral communication transmitted or made available to prospective Buyers. Prospective Buyers should conduct their own independent investigations and verification of the information provided herein. They should also seek independent legal, accounting, tax and engineering advice as deemed necessary.

If any information relating to the Property, in addition to the information provided in this CIM & DDM, is provided at any time, orally, or otherwise, by the Seller or CFR or any one acting on their behalf, such information is provided as a convenience only without representation or warranty as to its accuracy or completeness. Such information should not be relied upon by prospective Buyers without independent investigation and verification.

CONFIDENTIALITY By accepting this CIM & DDM, prospective Buyers agree to hold and treat them and their contents in the strictest confidence. Prospective Buyers will not, directly or indirectly, disclose or communicate or permit anyone else to disclose or communicate this CIM & DDM or any of its contents or any part thereof to any person, firm or entity without the prior written consent of the Seller and CFR.

Page 5 Prospective Buyers will not use or permit this CIM to INDEMNIFICATION be used in any manner detrimental to the interests In exchange for specific good and valuable of the Seller, CFR or their affiliates or for any other consideration provided by the Seller and CFR, purpose than a proposed purchase of the Property. including without limitation, the delivery of this IPO The terms and conditions in this Section with the receipt and sufficiency of which is hereby respect to confidentiality and the disclaimer acknowledged by the prospective Buyers. contained under the heading “Memorandum Contents” will relate to all Sections of the CIM as if Prospective Buyers hereby agree to indemnify the stated independently therein. Seller and CFR, and their affiliates against any compensation, liability or expense (including DISCLAIMER attorneys’ fees), arising from claims by any other party the Buyer had dealings with (excluding CFR) in The information contained herein (the connection with the sale of the Property, or in “information”) is intended for informational connection with a breach by the prospective Buyer purposes only and should not be relied upon by of its obligations as described herein. recipients hereof. Although the Information is believed to be correct, its accuracy, correctness or In no event shall any prospective Buyer or any of its completeness cannot be guaranteed and has not agents or contractors contact any governmental been verified by either CFR or any of its affiliates authorities concerning the Property or make any (CFR and it’s affiliates are collectively referred to physical inspection or testing of the Property, herein as “CFR”). without the prior written consent of the Seller or CFR. CFR neither guarantees, warrants nor assumes any responsibility or liability of any kind with respect to the accuracy, correctness, REPRESENTATION completeness, or suitability of, or decisions The Listing Brokerage solely is representing the based upon or in connection with, the Seller for this transaction and sale process. As Information. such, it must do what is best for the Seller of a Property. The recipient of the Information should take such steps as the recipient may deem appropriate with The Listing Brokerage has a written contract the respect to using the Information. The information (“Listing Agreement”) which creates an agency may change, and Property described herein may be relationship between the Seller and the Listing withdrawn from the market at any time without Brokerage and establishes Seller representation. It notice or obligation of any kind on the part of CFR. also explains services the Listing Brokerage will The Information is protected by copyright and shall provide, establishes a fee arrangement for the be fully enforced. Commercial REALTORS services and specifies what obligations a Seller may have. Any mention of development potential herein is meant to be taken as “potential” and is of the A Seller’s agent must tell the Seller anything known opinion of the Brokerage and not the Seller. The about a buyer. For instance, if a Seller’s Agent Seller and Brokerage make no representations that knows a Buyer is willing to offer more for a any development potential on or of the Property Property, that information must be disclosed with can be achieved or attained. the Seller. Confidences a Seller shares with a Seller’s agent must be kept confidential from Buyers must do their own investigations. potential Buyers and others.

Page 6 Although confidential information about the Seller the Buyers Offer including but not limited to: cannot be discussed, a Buyer working with a Seller’s Agent can expect honest service from the Seller’s • Purchase price Agent and disclosure of pertinent information about • 1st and 2nd deposits the Property. The Listing Brokerage WILL NOT • Details of mortgage to assume or arrange enter into any Buyer Agency Agreement with • Description of Debt and Equity Structure any Buyer. • Due Diligence period and closing time • Explanation of Capital Sources • List of buildings owned or purchased SITE VISITS Prospective Buyers will have the opportunity to visit Submission will be evaluated on the consideration the site from the exterior only any time they wish. offered for the asset, the method of payment of the CFR requests that all Buyers and Agents please to consideration, the prospective Buyer’s ability to not enter the improvements or speak to anyone on complete the transaction, the form of Offer site regarding the Property. presented, conditional period and the proposed date of Closing. Given the Covid 19 situation showings of the interior of the improvements, if any will not be Prospective Buyers should note that the Seller is allowed until an accepted offer is executed by under no obligation to respond to or accept any both Parties. People inspecting the Property submission for the Property. The Seller reserves must execute the CFR Covid Showings Protocol the right to remove the Property from the document prior to any showing on the Property. market and to alter the process described above and timing thereof at any time or times at its DUE DILIGENCE MATERIALS sole discretion. Further to executing a Confidentiality Agreement, Prospective Purchases shall be given private access Co-operating Buyer Brokerages must submit OREA to the Property Data Room which will contain Form 801 with all Offers. materials required for due diligence. Any additional materials will be provided to Purchases on written SELLERS FORM OF OFFER request and if in the possession or control of the If there is a Seller Offer Form it will be located in the Seller. Data Room. If there is no Seller Offer Form in the Data Room then Buyers and Co-operating Buyer PROCESS Brokerages can use whatever format they choose. Offers will presented on a first come first served basis. All Agreement/Confidentiality Agreement If there is a Seller Offer Form, the Seller and and then will be provided the CIM and will be given Listing Brokerage encourage Buyers and others access to the data room where all relevant due to use it but it is not a requirement. diligence materials will be kept. ASKING PRICE Buyers are invited to submit an Offer to Purchase through the Listing Brokerage or through their Asking Price is $1,700,000 Buyer Brokerage by the date specified if any. Offers should be presented in the form of an Agreement As for existing financing on the Property, the Seller of Purchase and Sale or Binding Letter of Intent, requests that all Buyers treat as clear as per the spelling out the significant terms and conditions of Seller’s instructions.

Page 7 THE REGION The Town of Wasaga Beach is nestled along the southern shore of SECTION 2.0 and is home to approximately 21,000 full-time residents. That population swells significantly in the summer months when cottagers THE REGION and vacationers arrive.

The town is home to a diverse group of residents, including young families and retirees. Housing options in Wasaga Beach range from single- detached homes to townhouses, as well as condominiums and adult- lifestyle one-level accommodation.

Three commercial nodes support the town, as well as other shops and stores throughout the community. Small businesses are the primary local employer. Wasaga Beach is home to three elementary schools, a community health centre, and a municipal transit system.

The town offers an arena, public library, numerous parks, and an extensive trail network.

Wasaga Beach Provincial Park is part of the community and includes the longest freshwater beach in the world.

The town is approximately 30 minutes west of the City of and 15 minute east of the Town of Collingwood, making it one of the premier spots to live in .

Page 8 Page 9 Wasaga Beach is a vibrant and rapidly growing Wasaga Beach is fortunate to have world-class municipality in Ontario with over 21,000 residents, natural amenities. Its picturesque natural setting has including young families and retirees. Three made it a prominent tourism destination in commercial areas support the Town, as well as shops, for many decades and its natural amenities restaurants and offices throughout the community. (particularly the world’s longest freshwater beach) has been the driver of economic growth. In the summer months, 1,600,000 visitors visit the community and are supported by our small businesses.

Wasaga Beach is home to three elementary schools, a community health centre, and a municipal transit system that connects residents both to Collingwood and Barrie.

The west end of town is accessed by Highway 26 and Airport Road. The east end of town is accessed by Highway 92 and Highway 26. Each of these roadways connect to the 401 and 400 series highways.

Toronto Pearson Airport is located within a 1.5 hour drive and the Collingwood Regional Airport is located 10 minutes from Wasaga Beach.

Wasaga Beach is strategically located with Canada’s largest concentration of people at its doorstep. 348,995 people are located within 50km, 1,052,682 within 100km. As of 2011, there were 104,400,000 same-day and overnight tourists in Ontario. Repositioning Wasaga Beach within this highly competitive tourist market will allow this community to capture a larger share of the tourist market with a specific focus on longer stay visitors that inject more dollars into the local economy.

A significant amount of tourism traffic comes from the large population centres of the Greater Toronto Area and Montreal which are located south and east of the Town of Wasaga Beach meaning that Highway 400 is a major vehicular access route.

The town of Wasaga Beach has for many years been recognized as being one of the fasted growing communities in Ontario (nearly double the provincial growth rate). The 2016 Census indicates that Wasaga Beach is the 12th fastest growing community in Canada, outside of metropolitan areas and the second fastest growing community in Simcoe County.

Page 10 THE REAL ESTATE MARKET Current WASAGA BEACH MLS® stats indicate an average house price of $548,560 and 73 new listings in the last 28 days. As of today, WASAGA BEACH housing data shows median days on market for a home is 23 days.

Page 11 THE NEIGHBOURHOOD SECTION 3.0 Overview The Property is located in central west Wasaga Beach in a quiet residential NEIGHBOURHOOD neighbourhood between the Nottawasaga Bay and the . The are comprises generally older single family homes and larger and generous lots along with newer townhouse developments and some hotels and tourist commercial uses. The area is considered to be around 80% built up with many parcels currently being under utilized.

Page 12 Homes & Real Estate Values The Wasaga Beach visitor center was officially opened As mentioned in the previous section real state prices in 2012 to commemorate the bicentennial of the War and values are strong in this market even with Covid. of 1812 and highlight the natural and cultural riches In this location homes are selling between $500,000 of the Wasaga Beach area. The visitor center is the and $700,000 for newer product. New developments gateway to the Island Historic Site which and pricing will be discussed later herein. features a theater, a museum and a replica of a Great Lakes lighthouse. Retail Just west of the property are some convenience retail Transportation and office uses which cater to the local market (ie. Wasaga Beach has two bus routes which operate 7 Variety store…). There is also a small plaza to the days a week from 7:00 a.m. to 9:00 p.m. Bus services west and an Italian restaurant. along Route 1 passes along Mosely Street right past the Property and there is a stop very close to the More intense retail and commercial uses are found to Property. the east – Beach 1 Area – which is the central business district of Wasaga Beach and about a 10 Roads & Highways minute drive to the west on the boarder of Wasaga There is a grid pattern of local and arterial streets in Beach and Collingwood. These areas will include the area. Mosley Street is a two lane east and west small to medium commercial uses like restaurant, two way main arterial and Dunkerron Avenue along banks, dry cleaning, hotels and motels, Beer Store, with 18th Street North are two lane two way LCBO etc. residential streets. All streets in the area are basic with no . Larger retail uses and plaza’s are located at the entrance to Wasaga Beach from Highway No. 92 just Highway No. 92 is found about a 5 minute drive from before the Nottawasaga River. This area contains the Property and provides access east to Highway traditional plaza’s and pad retail including: Walmart No. 93 which feeds into Highway No. 400 and Barrie. Supercentre, , PetValue, Sunset Grill, Boston Highway No. 26 is found about a 10 minute drive Pizza, Swiss Chalet etc. west of the Property and provides access into Collingwood and points west. Tourist commercial uses in the form of hotels and motels are located withing the area. There are not Demographics many in the area as most are concentrated at Beach 1 Within the immediate area of the Property these are to the east in the heart of the tourist area. some key features of the area: Accommodations here include a site which adjoins the Property to the west called Oasis By The Bay. • a population of 650 persons Others include: Plover’s Cave Cottages; Bungalows By • 29% of people are between 45-65 The Beach; and Cooper’s Cabins. • 89% of dwellings are detached • 90% of persons own their own home Places of Worship • 60% are legally married St. Noel Chabanel • 22% are single Church of Jesus Christ of Latter Day Saints • 10% of people have a university degree • 40% of homes built between 1991-2010 • there are 265 households in the area Ontario Provincial Park – Wasaga Beach • average income household is $85,414 Wasaga Beach is not only the longest freshwater • 85% of the population non-immigrant beach in the world with 14 km of safe, sandy shore, • 90% of people speak English but the sunsets there are breathtaking. This natural area of 6.8 hectares protects wildlife habitat and nesting shorebirds, including the , which is endangered.

Page 13 Page 14 Proposed Area Developments

Page 15 Area Developments

Shore Lane Beachside Trillium Forest Towns Stonebridge By The Bay Wasaga Beach Wasaga Beach Wasaga Beach Truestar Homes – 5 Lots Zancor Homes – 73 units Stonebridge Building Group 2,050-2,105 sf @ $285/sf 1,320-2,300 sf @ $285/sf 13 units – Townhouses Price - $550,000 - $650,000 Price - $470,000 - $500,000 2,150-2,160 sf @ $295/sf Single Detached – 30-40’ lots Townhouses 30-40’ lots Price +/- $635,000 Pre Marketing Sold Out - 2020 Sold Out – 2020 20-25’ lots

Summerside Waterfront Beach20 Stayner West Wasaga Beach Wasaga Beach Stayner Skycon Developments – 22 units Bremont Homes – 22 units Aspen Ridge Homes 64 units 1,700-2,2000 sf @ $300 psf 1,898-2,138 sf @ $275 psf 1,400-1,600 sf @ $280 psf Price - $510,000 - $660,000 Price $512,990 - $612,990 Price $420,000 - $495,000 Townhouse waterfront Townhouse 18-22’ lots Townhouse 20-30’ lots Pre Marketing Built – over 70% sold Under Construction This is two blocks west of the Subject Property

Page 16 THE SITE SECTION 4.0 Location The property is located in central west Wasaga Beach and forms a block THE SITE bounded by Mosley Street, 18th Street North and Dunkerron Avenue.

Surrounding Uses North – single family homes and city parking lot South – single family homes East – single family homes West – motel

Area & Dimensions & Address 760 Mosley Street 100.32 feet frontage and 147.00 feet depth 0.33 acres or 14,700 square feet All according to MPCA

3 Dunkerron Avenue 100.00 feet frontage 0.33 acres or 14,700 square feet All according to MPAC

Owner A.D.A. HOMES LTD.

Page 17 Page 18 Page 19 Easements Environmental Issues We are not aware or have not uncovered any We assume that the Property is free and clear of any easements, which we consider detrimental to the contamination that would impede the development Property from a value perspective. of the Property of the financing of the Property. Buyer’s are to complete their own investigations Utilities & Services herein. The Property is connected to all services and utilities typical in an urban context. These include but are Realty Tax Information not limited to: water, hydro, storm and sanitary According to data from MPAC, the current CVA for sewers, gas, phone, etc. the Property is $536,000. The roll numbers are 436401000607700 4364010006077600. Legal Description Lots 37 and 38, Plan 674 Sunnidale The interim 2020 realty taxes according to the realty Lots 49 and Part Lot 48, Plan 674 Sunnidale tax bill is $5,599.84. Parts 1 & 3, Plan 51R-26414 Town of Wasaga Beach County of Simcoe Province of Ontario Pin No. 583260211 583260212

Topography & Soils Generally level site and at grade of the roadways and surrounding properties. A Geotechnical Report was completed and is Sunnydale available in the DropBox.

20 21 DEVELOPMENT POTENTIAL The Owner has rezoned and completed all the necessary planning work SECTION 5.0 need for the site to be developed with a 14 unit residential development approvals are a few weeks away. The only remaining item is for the new APPROVED Buyer to complete the Site Plan Application and get that approved so that DEVELOPMENT construction can begin. This process is expected to take around 3-4 months.

All of the units will be similar with slab on grade and three stories in height. The main level will include a single car garage, foyer and family room and utility area (HVAC). The second level will contain a kitchen, family room and dining room along with a powder room. The top floor will contain a master bedroom with his and her closets and a 5 piece ensuite bathroom. Also on the top floor will be 2 other bedrooms, a 4 piece bathroom and laundry area.

The building statistics are as follows:

Page 22 Page 23 CONTACT US

Mitchell Chang President & Partner / Salesperson [email protected] Jake Ringwald Salesperson [email protected] LEAD AGENT Lorenzo Digianfelice AACI Seller / Broker of Record 416-907-8281 / [email protected]

COMMERCIAL FOCUS REALTY INC. Brokerage 35 The Links Road, Suite 201 Toronto, Ontario, Canada M2P 1T7

O: 416-907-8281 W: [email protected]