Convenience Store Appraisal Report Notes Convenience stores and gas stations are specialized income-producing commercial real estate referred to as “Trade-Related Property”. Because these properties are a specialized type of real estate, additional analysis and procedures are required in the appraisal report. To produce a credible appraisal, the appraiser should include: Trade Area Analysis 1. Trade area boundaries for the subject should be defined (see page 63). 2. Supply and demand within the trade area should be mathematically measured. (see page 66). 3. Customer demographics within the trade area should be recognized (see page 68). 4. Hypermarket competition should be identified (see page 68). Sales Comparison Approach Separate line-item adjustments for differences between the subject and comparable sales should be made for the following (see page 90): (a) Supply and demand, (b) Customer demographics, (c) Hypermarket competition, (d) Wet or Dry (alcohol sales prohibited) locations Capitalized Income Approach This is the primary approach and the most reliable. The Capitalized Income Approach is a direct measure of the subject’s earnings capacity to economically sustain the value of the real estate. Rentals derived from sale/leaseback transactions are not reliable indications of market rent and should be avoided. To produce an estimate of the fee simple value, the appraiser must develop an independent projection of earnings (gallonage and inside sales) under typical management and not merely extrapolate the current operator’s profit and loss statements. The appraiser’s independent projection of earnings is developed from the industry analysis, trade area analysis and physical characteristics of the subject site and improvements (see page 80). C - S T O R E V A L U A T I O N S VALUATIONS ● LITIGATION SUPPORT ● EDUCATION [email protected] D A L L A S, T E X A S FOR CURRENT INDUSTRY INFORMATION, PLEASE VISIT US AT: w w w . c s t o r e v a l u e . c o m VVaalleerroo SSttoorree Frankston, Texas July 9, 2015 Silver Edition C - S T O R E V A L U A T I O N S VALUATIONS • LITIGATION SUPPORT • EDUCATION DALLAS, TEXAS C - S T O R E V A L U A T I O N S VALUATIONS ● LITIGATION SUPPORT ● EDUCATION [email protected] D A L L A S, T E X A S FOR CURRENT INDUSTRY INFORMATION, PLEASE VISIT US AT: w w w . c s t o r e v a l u e . c o m July 9, 2015 C - S T O R E V A L U A T I O N S VALUATIONS ● LITIGATION SUPPORT ● EDUCATION BancorpSouth Bank Nick Demoran 2778 West Jackson Street Tupelo, MS 38801 RE: Valero Store Our File: 15-3043Azino 360 E. Pine Street Frankston, Texas 75763 Nick Demoran: Per your request, I have conducted the required investigation, gathered the necessary data and made certain analyses that enabled me to form an opinion of the market value of the fee simple interest in the above-captioned property. The condensed appraisal report that follows sets forth the identification of the property, the scope of the investigation, assumptions and limiting conditions, pertinent facts of the subject, comparable data, the results of the investigations and analyses and the reasoning leading to the conclusions set forth. BancorpSouth Bank makes no warranties or representations regarding this document or the conclusions contained herein. The appraisal produced the following opinions of value for the fee simple value of the subject: Fee Simple Value “At-Completion” “As-Is” Tangible Assets, Realty: $1,357,000 $852,000 Tangible Assets, Non-realty: $21,000 $10,000 Intangible Assets: $76,000 $54,000 Total Assets of the Business: $1,454,000 $916,000 Sincerely, Robert E. Bainbridge, MAI C-Store Valuations Dallas, Texas 4447 N. Central Expressway, Suite 110, Box 237, Dallas, Texas 75205 VOICE (512) 512-3312 [email protected] www.cstorevalue.com C - S T O R E V A L U A T I O N S APPRAISAL REPORT DATE OF REPORT: July 9, 2015 TO: BancorpSouth Bank FROM: Robert E. Bainbridge MAI, SRA Certified General Real Estate Appraiser # C000276 RE: Valero Store Borrower Contact: Azino Property Management LLC Loan #: Loan Request: Client File #: 15-000723-01-01 Purpose/Function: Provide an estimate of market value for underwriting purposes as defined by the Office of the Comptroller of the currency under 12 CFR, Part 34, Sub-part C, for the sole purpose of underwriting a loan. Property Address: 360 E. Pine Street Frankston, Texas 75763 Property Type: Convenience Store/Gas Station JL1 Rights Appraised: Fee Simple Appraisal Premise: As Is Date of Value: July 9, 2015 Site Size: 15,316 sq. ft. Store Size: 2,790 sq. ft. Car Wash: No Part 1: Market Value: At Completion As-Is As Stabilized Tangible Assets, Real Property $1,357,000 $852,000 N/A Tangible Assets, Non-Realty $21,000 $10,000 N/A Intangible Assets $76,000 $54,000 N/A Total Going Concern Value $1,454,000 $923,000 N/A Excess Marketable Land $.00 $.00 N/A Total Fee Simple Value $1,454,000 $916,000 Leased Fee Value: N/A Part 2: Value Under Current Operations Gross Profit Index: 103% Convenience Industry Volatility Issues: Significant factors, other than contingencies, which may affect the future value of the property or the stabilized cash flow are: Increased competition from hypermarkets in the U.S. gasoline market is eroding market share for the convenience industry. Nationally, operating margins and pre-tax profits are declining for the convenience industry. Convenience Industry Risk: The convenience industry is one channel of the retail industry within the U.S. This section reflects the overall performance of the convenience channel as compared to U.S. economy as a whole. □ HIGH - Above average risk for reduced sales and profit margins as compared to the overall performance of the U.S. economy. ■ MODERATE - Average risk for future earnings and profits as compared to the overall performance of the U.S. economy □ LOW - Below average risk for future sales and profits as compared to the overall U.S. economy. Other Issues: This is a petroleum marketing property that has historically been used for the retail sale of motor fuels. Petroleum products are environmental contaminants. No environmental investigation has been made by the appraiser. It is assumed for the purposes of this appraisal that the subject property is clean and free from all contamination. The client is strongly advised to evaluate the environmental condition of the subject property through the State Department of Environmental Quality or through the services of a qualified environmental inspection service. Any actual presence of environmental issues will have a significant negative effect on the market value of this property. Sub-Market Risk: Retail gasoline locations within 2 miles of a hypermarket can be expected to experience severe competition. These locations pose significant and unacceptable levels of investment and lender risk. ■ HIGH - Hypermarkets present within 2 miles. And/or over-supplied Trade Area. (Location Quotients calculated at less than 0.75). □ MODERATE - No hypermarkets within 2 miles. Trade Area in supply and demand equilibrium (Location Quotient calculated at 0.75 to 1.0). □ LOW - No hypermarkets within 2 miles. Trade Area is under-supplied (Location Quotient calculated at greater than 1.0). Nearest Competing Hypermarket: Walmart Neighborhood Store. Trade area in slight over- supply. HYPERMARKETS ARE A SIGNIFICANT COMPETITIVE THREAT. IN SUB-MARKETS WHERE HYPERMARKETS EXIST, RETAIL FUEL MARGINS ARE OFTEN DRIVEN BELOW 5 CENTS PER GALLON. Repairs, Required Inspections, Environmental Issues and Recommendations Appraisal contingent repairs are noted below: 1. None. The existing rest rooms are not ADA-compliant. The front entry may not be ADA-compliant. A compliance inspection should be made for features covered under the Americans With Disabilities Act. Other: 1. New 8-ton air conditioning unit was installed in 2013 at a reported cost of $10,000. 2. No environmental contamination issues were reported. Extraordinary Assumptions: 1. It is assumed that no environmental contamination exists. 2. A prospective value estimate is made assuming completion of proposed construction on December 31, 2015, which is the effective date of value. The proposed construction includes expanding the existing building of 1,560 square feet to 2,790 square feet. The entire interior of the building will be remodeled with new, repositioned, ADA-compliant rest rooms, a new 11- door cooler, 2-door freezer, game room, and repositioned cashier’s station. The electrical, plumbing and HVAC will be substantially new. A new front facade will be construction with two new entries. The fuel service will remain largely “as-is”. It is assumed that all work will be completed in a professional ad workmanlike manner. It is assumed that the building will be ADA-compliant at completion. D I A G N O S T I C R A T I O S P A N E L REAL ESTATE VALUE PER SQ. FT. THE REAL ESTATE VALUE PER SQ. FT. IS MODERATE COMPARED TO THE NATIONAL AVERAGE. LOW MODERATE HIGH $0 $500 $1,000 $1,500 $486 TRADE AREA SUPPLY AND DEMAND THE TRADE AREA SUPPLY AND DEMAND IS IN BALANCE. 0.80 OVER-SUPPLIED AT BALANCE UNDER-SUPPLIED 0.0 0.5 1.0 1.5 2.0 RATIO OF REAL ESTATE NOI TO GROSS PROFIT THE RATIO OF REAL ESTATE NOI TO GROSS PROFIT IS MODERATE COMPARED TO THE NATIONAL 0.23AVERAGE. LOW MODERATE HIGH 0.10 0.20 0.30 Mortgage LoanTechnical Summary Insurable Replacement Cost $1,528,725 Exposure Time 3 to 12 mo Marketing Time 3 to 12 mo Remaining Economic Life 50 yrs NOI to Real Estate and Debt Service Analysis: Estimated Value of Real Estate $1,357,000 Adjusted EBIDTA $180,626 Less: Return to Tangible