THE ABBERLEY AT INGLESIDE 81 UNITS | MACON, GA Significant Interior Renovation in Expanding Macon Economy THE ABBERLEY AT INGLESIDE 2140 INGLESIDE AVENUE | MACON, GA Confidentiality & Disclaimer The information contained in the following Offering Memorandum is proprietary and strictly confidential. It is intended to be reviewed only by the party receiving it from The Kirkland Company and should not be made available to any other person or entity without the written consent of The Kirkland Company. This Offering Memorandum has been prepared to provide summary, unverified information to prospective purchasers, and to establish only a preliminary level TABLE OF CONTENTS of interest in the subject property. The information contained herein is not a substitute for a thorough due diligence investigation. The Kirkland Company 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 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, the physical condition of the improvements thereon, or the financial condition or Property Overview .............................................................................................04 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 Offering Memorandum has been obtained from sources we believe to be reliable; however, The Kirkland Company has not verified, and will not verify, any of the information contained herein, nor has The Kirkland Company conducted any investigation regarding these matters and makes no warranty or Investment Rationale .........................................................................................11 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. Location Overview .............................................................................................25 ALL PROPERTY SHOWINGS ARE BY APPOINTMENT ONLY. PLEASE CONSULT YOUR KIRKLAND COMPANY AGENT FOR MORE DETAILS. Financial Analysis ..............................................................................................35 Rent Comparables .............................................................................................39 TKC Assigned Listing Agents William Kirkland Managing Partner [email protected] Tim Ellrich Managing Partner [email protected] 5141 Virginia Way, STE 320 | Brentwood, TN 37027 T: 615.690.3001 | F: 615.523.4990 2 3 EXTERIOR 4 5 INTERIOR 6 7 OFFERING SUMMARY THE ABBERLEY AT INGLESIDE THE ABBERLEY SITE AT INGLESIDE Number of Units 81 Rentable Square Feet 75,825 Average SF Per Unit 936 # of Apartment Buildings 11 Year Built 1947 Macon Acreage 10.64 Density (Units Per Acre) 7.61 Property Address 2140 Ingleside Avenue UNIT BREAKDOWN Type Units Unit SF Total SF 1BD/1BA 16 850 13,600 2BD/1BA 51 925 47,175 3BD/1BA 14 1,075 15,050 Total/Avgs 81 936 75,825 CONSTRUCTION & UTILITIES Exterior Brick / Siding Roof Pitched / Shingles Parking Surface Asphalt THE ABBERLEY AT INGLESIDE Electricity Georgia Power Company Water & Sewer Macon Water Authority 8 9 INVESTMENT RATIONALE 10 11 INVESTMENT RATIONALE MASSIVE INTERIOR RENOVATION UNDERWAY: Current ownership has recently invested roughly $1.3-$1.4 million in both interior and exterior renovations. Exterior renovations include new windows and doors as well as investments in the property’s concrete, paint, roofs, fascia, lighting, and electrical. Interior The Abberley at Ingleside is an 81-unit multifamily community in Macon, GA. Current ownership has recently renovations include new plumbing, electrical, HVAC, water heaters, cabinets, bathrooms, floors, lighting, renovated 60 of these units, while the remaining 21 are currently being renovated. Additionally, new ownership will appliances, and paint. have the potential to increase leasing activity by enhancing the property’s online presence. INCREASED WEB PRESENCE & PROPERTY BRAND: Currently, the subject property is difficult Macon is showing healthy signs of growth in its economy as well as its multifamily segment, with 3 recent job to search for online, returning inaccurate or incomplete information regarding the property’s name and location. New ownership will have the potential to increase the property’s web visibility in order to drive announcements & expansions in its industrial sector in addition to positive rental growth. It also features a growing leasing activity. retail area, highlighted by a new shopping center that is set to open this year. Macon is also home to a wide array of historic landmarks and entertainment venues, and the combination of Macon’s job market, retail segment, and EXPANDING INDUSTRIAL SECTOR: In South Macon, roughly 2 million square feet of industrial entertainment options provide its residents a high quality of life. development is either underway, nearing completion, or recently completed. The three companies expanding its presence are: • Amazon - Opened Summer 2018 / 500 jobs • Tyson Foods - $59 million investment / 100 jobs • Irving Consumer Products - $400 million / 700,000 SF / 200 jobs ROBUST & GROWING RETAIL CORRIDOR: Northwest Macon features two significant retail developments: • The Shoppes at River Crossing - 750,000 SF, 67-acre shopping center anchored by Dillard’s, Belk, Barnes & Noble, DSW, Dick’s Sporting Goods, H&M, PetSmart, & Ulta • North Macon Plaza - 166,465 SF (anticipated opening in Fall 2019) anchored by Old Navy, Michael’s, Marshalls, HomeGoods, & Bealls MACON’S RICH HISTORY & ENTERTAINMENT: Macon is home to several venues and museums that highlight the city’s rich history & entertainment options. These include: • Macon Coliseum - 9,252-seat venue • Georgia Sports Hall of Fame - 43,000 SF • Tubman Museum - Founded in 1981, reconstructed in 2015 • Allman Brothers Museum - Opened in 2009 • Hay House - 24-bedroom Italian Renaissance Revival-style house POSITIVE MULTIFAMILY SUBMARKET INDICATORS: Asking Rent Growth, Vacancy, Absorption, & Sales Volume are all above historic averages, as shown below: • 12-Month Asking Rent Growth - 2.6% • Vacancy Rate - 8.5% • 12-Month Absorption Units - 372 • 5-Year Market Rent Growth - 14.47% 12 13 SIGNIFICANT INTERIOR RENOVATION UNDERWAY Current ownership has spent roughly $1.3-$1.4 million on renovations and improvements to the property’s exteriors, common areas, and interiors. Roughly 75% of the units have been renovated, while the remaining 21 units (as of the 1/18/19 rent roll) are currently being renovated. New ownership will benefit from this soon-to-be repositioned asset. EXTERIOR CAPX: New Windows New Doors Concrete Repair Paint $1.3 - $1.4 Roofs MILLION Fascia Parking Lighting IN CAPX Electrical SPENT INTERIOR CAPX: Plumbing Electrical HVAC Water Heaters Cabinets Bathrooms Floors Lighting Package Appliances Paint 14 15 INCREASE WEB New ownership will have the potential to increase the property’s web presence by PRESENCE solidifying the property’s brand as The Abberley at Ingleside. Instead of identifying the property by its address on Apartments.com, Apartment Finder, and Apartment Guide, new ownership can update and refresh these listings to further the property’s brand. The Abberley at Ingleside is located off Ingleside Avenue with close proximity to major thoroughfare Another option could include creating a property website to showcase the property’s Riverside Drive as well as I-75. Despite its visibility within Macon, the property is challenging to locate amenities, floor plans, directions, and photos. and contact via a web search. A Google search of the property returns different names such as ‘Ingleside Townhomes’ and ‘Regency Townhomes’ or identifies the property by its address. The same Google search also does not immediately bring up a location of the property. By making the property more visible to prospective tenants, new ownership will have the potential to drive leasing activity to the property. The property offers tenants a 5-10 minute drive into Downtown Macon and Mercer University, which could also present a strong selling point to tenants searching online. SUGGESTED: CREATE PROPERTY WEBSITE & APP TO LEGITIMIZE BRANDING (MOCK-UP WEBSITE) CURRENTLY: A GOOGLE SEARCH SHOWS THAT ABBERLY AT INGLESIDE IS NOT FOUND ON VARIOUS APARTMENT PLATFORMS (ACTUAL SCREENSHOT) 16 17 GROWING INDUSTRIAL SEGMENT In South Macon, roughly 2,000,000 SF of industrial real estate is underway, nearing completion, or recently opened. The three companies accounting for this transformation are described below: TYSON FOODS In June 2017, Tyson Foods announced it will invest $59 million into its distribution center that will add 152,000 square feet and 100 jobs with an anticipated opening in late 2018. AMAZON In October 2017, Amazon and the Macon-Bibb Industrial Authority announced a new facility was coming to south Macon. The facility opened in the Summer of 2018 and is in the process of hiring 500 positions. IRVING CONSUMER PRODUCTS In August 2017, Canada-based Irving Consumer Products announced it is investing $400 million into a 700,000 square foot tissue and paper towel manufacturing plant in South Macon that will create 200 jobs. The project is expected to be completed