offering memorandum - Matthews Real Estate Investment Services
Transcription
offering memorandum - Matthews Real Estate Investment Services
Pep Boys 5658 S Transit Rd, Lockport, NY 14094 OFFERING MEMORANDUM ™ CONFIDENTIALITY & DISCLAIMER STATEMENT This Marketing Brochure contains select information pertaining to the business and affairs of Pep Boys located at 5658 S Transit Rd, Lockport, NY 14094 here to referred to as “Property”. Information in this Marketing Brochure is confidential and provided solely for the purpose of a review by a prospective purchaser of the Property. It is not to be used for any other purpose and may not be made available to any other person without the written consent of the Seller or Matthews Retail Group, Inc. This Marketing Brochure has been prepared by Matthews Retail Group, Inc. (also known as Matthews Retail Advisors) based in part upon information supplied by the Seller and in part upon financial information obtained from sources deemed reliable by Matthews Retail Group, Inc. However, Matthews Retail Group, Inc. has not and will not verify any of this information, nor has Matthews Retail Group, Inc. conducted any investigation regarding these matters. Matthews Retail Group, Inc. makes no guarantee, warranty or representation whatsoever about the accuracy or completeness of any information provided. It is the Buyer’s responsibility to independently confirm the accuracy and completeness of all material information before completing any purchase. This Marketing Brochure is not a substitute for the Buyer’s thorough due diligence investigation of this investment opportunity. Matthews Retail Group, Inc. expressly denies any obligation to conduct a due diligence examination of this Property for the Buyer. Any projections, opinions, assumptions or estimates used in this Marketing Brochure are for example only and do not represent the current or future performance of this Property. The value of a net leased property to the Buyer depends on factors that should be evaluated by the Buyer and their tax, financial and legal advisors. Buyer and Buyer’s tax, financial, legal, and construction advisors should conduct a careful, independent investigation of any property to determine to their satisfaction the suitability of the Property for their investment goals. ii Like all real estate investments, this investment carries significant risks. Buyer and Buyer’s legal and financial advisors must request and carefully review all legal and financial documents related to the Property and tenant. While the tenant’s past performance at this or other locations is an important consideration, it is not a guarantee of future performance. Similarly, the lease rate for some properties, including newly-constructed facilities or newly-acquired locations, may be set based on a tenant’s projected sales with little or no record of actual performance, or comparable rents for the area. Returns are not guaranteed; the tenant and any guarantors may fail to pay the lease rent or property taxes, or may fail to comply with other material terms of the lease; cash flow may be interrupted in part or in whole due to market, economic, environmental or other conditions. Regardless of tenant history and lease guarantees, Buyer is responsible for conducting his/her own investigation of all matters affecting the intrinsic value of the Property and the value of any long-term lease, including the likelihood of locating a replacement tenant if the current tenant should default or abandon the Property, and the lease terms that Buyer may be able to negotiate with a potential replacement tenant considering the location of the Property, and Buyer’s legal ability to make alternate use of the Property. By accepting this Marketing Brochure you agree to release the Seller and Matthews Retail Group, Inc. of any and all liability and hold the parties harmless from any kind of claim, cost, or expense arising out of your investigation and/or purchase of this Property. NON-ENDORSEMENT NOTICE Matthews Retail Group, Inc. is not affiliated with, sponsored by, or endorsed by any commercial tenant or lessee identified in this Marketing Brochure. The presence of any corporation’s logo or name is not intended to indicate or imply affiliation with, or sponsorship or endorsement by, said corporation of Matthews Retail Group, Inc., its affiliates or subsidiaries, or any agent, product, service, or commercial listing of Matthews Retail Group, Inc., and is solely included for the purpose of providing tenant lessee information about this listing to prospective customers. TABLE OF CONTENTS PRICING AND FINANCIAL ANALYSIS Investment Overview . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 Financial Overview . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .3 Company Overview . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 PROPERTY DESCRIPTION Property Overview . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 Bird’s Eye . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .7 Tenant Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 Regional Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 DEMOGRAPHICS Demographics Report . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 City Overview . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 PRESENTED BY Josh Bishop VP & Director License No. 01940394 O 310.919.5823 M 315.730.6228 [email protected] Braden Crockett Senior Associate License No. 01946071 O 310.919.5814 M 714.345.6206 [email protected] VA Granchelli Broker of Record License No. 35GR0267775 ™ iii Investment Overview INVESTMENT HIGHLIGHTS • Strong 7.50% return on a stable investment • Tenant recently extended their lease for an additional 5-years, proving their commitment to the location • 4.5 Years remaining on a NN lease • Minimal landlord responsibility • One, Five-Year extension option with a 22% rent increase • Replaceable rent of only $52,272 • Very cheap Price Per SF of only $175/SF compared to KFC, Rite Aid, Wendy’s, and First Niagara Bank, which sold or are under contract above $300/SF • More than 33,700 residents located within a 3-mile radius • Property is located on a signalized corner along South Transit Road which boasts over 20,000 vehicles per day • Transit Road is the major thoroughfare which runs north and south through the heart of Lockport • Transit Road is home a long list of national retailers including The Home Depot, Walmart, Panera Bread, PetSmart, Dollar Tree, Save-A-Lot, Wendy’s, Denny’s, ALDI, Pizza Hut, Arby’s, Dunkin’ Donuts, T.J. Maxx, Applebee’s, Tim Hortons, McDonald’s, Big Lots, Tractor Supply, and many more • Less than 1/2 mile from a 185K SF Super Walmart, which is owned by Wal-Mart; This was finalized in 2015 and was a relocation of their old 100K SF location • Transit North claims to offer retailer the opportunity to capture over $1 Billion in new retail sales • Lockport is a suburb of Buffalo, the Second largest city in the state of New York 2 Financial Overview EXECUTIVE SUMMARY 5658 S Transit Rd Lockport, NY 14094 List Price . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .$703,030 Gross Leasable Area . . . . . . . . . . . . . . . . . . . . . . . . ±4,025 SF CAP Rate - Current . . . . . . . . . . . . . . . . . . . . . . . . . . . 7.50% Year Built . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1979 Lot Size . . . . . . . . . . . . . . . . . . . . . . . . ±0.34 Acres (14,810 SF) ANNUALIZED OPERATING DATA Monthly Rent Annual Rent Increases CAP Rate Current - 1/31/2021 $4,393.94 $52,727.22 $13.10 7.50% Option 1 - 1/31/2026 $5,360.60 $64,327.21 $15.98 9.15% TENANT SUMMARY Tenant Trade Name Pep Boys Type of Ownership Fee Simple Lease Guarantor Lease Type Roof and Structure Original Lease Term Lease Commencement Date Rent Commencement Date Lease Expiration Date Term Remaining on Lease Increases Options ™ Corporate NN Landlord Responsible 5 years 11/30/2010 2/1/2011 1/31/2021 ±4.50 years ±22% In Option One (1), Five (5) Year Option 3 Company Overview Tenant Company Name Parent Company Trade Name Ownership No. of Locations No. of Employees Headquartered Web Site Year Founded Pep Boys The Pep Boys - Manny, Moe & Jack Icahn Enterprises L.P. Private ±800 ±18,646 Philadelphia, Pennsylvania http://www.pepboys.com 1921 Philadelphia-based Pep Boys has operations in 35 US states and Puerto Rico. Major markets for the company include California, Florida, Pennsylvania, and Texas, home to nearly half of its stores. Pep Boys also has warehouses in California, Georgia, Texas, Indiana, New York, and Pennsylvania. An automotive paradise for do-it-yourselfers, Pep Boys stock about 25,000 car parts and accessories, including tires, and combined, operate more than 7,500 service bays for vehicle repairs, inspections, and parts installations. It also offers credit and parts delivery to commercial customers, such as repair shops, fleet operators, schools, and municipalities. Founded in 1921 by Philadelphians Manny, Moe, and Jack, Pep Boys was acquired by billionaire investor Carl Icahn’s Icahn Enterprises in February 2016. In late 2015, Pep Boys found itself the target of a bidding war between Japanese tire company Bridgestone and activist investment firm Icahn Enterprises. After originally accepting an $835 million offer from Bridgestone, the auto parts retailer eventually agreed to a $1 billionplus purchase by Icahn (which completed in February 2016). The investment firm plans to combine Pep Boys with the Auto Plus chain, which it acquired earlier in 2015. 4 Property Overview THE OFFERING Property Name . . . . . . . . . . . . . . . . . . . . . . . . . . . . Pep Boys Property Address . . . . . . . . . . . . . . . . . . . . . . 5658 S Transit Rd Lockport, NY 14094 Assessor’s Parcel Number . . . . . . . . . 292600-123-013-0001-004-000 SITE DESCRIPTION Number of Stories . . . . . . . . . . . . . . . . . . . . . . . . . . . . . One Year Built . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1979 Gross Leasable Area (GLA) . . . . . . . . . . . . . . . . . . . . ±4,025 SF Lot Size . . . . . . . . . . . . . . . . . . . . . . . . ±0.30 Acres (14,810 SF) Type of Ownership . . . . . . . . . . . . . . . . . . . . . . . . Fee Simple Parking . . . . . . . . . . . . . . . . . . . . . . . . . . ±20 Surface Spaces Parking Ratio . . . . . . . . . . . . . . . . . . . . . . . . . . 5.93 : 1,000 SF Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . Professional Topography . . . . . . . . . . . . . . . . . . . . . . . . . . Generally Level CONSTRUCTION Foundation . . . . . . . . . . . . . . . . . . . . . . . . . . . Concrete Slab Exterior . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Brick Parking Surface . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Asphalt Roof . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Flat 6 PROPERTY DESCRIPTION Bird’s Eye 7 ™ S Transit Rd ± 26,000 VPD Ruhlmann Rd Tenant Map 8 PROPERTY DESCRIPTION Regional Map ™ 9 Demographics Report Population 1-Mile 3-Mile 5-Mile 2021 Projection 6,057 33,500 44,606 2016 Estimate 6,074 33,764 44,826 2010 Census 6,166 34,618 45,720 2000 Census 6,403 35,661 46,084 2021 Projection 2,685 14,890 19,113 2016 Estimate 2,661 14,797 18,989 2010 Census 2,639 14,782 18,960 2000 Census 2,528 14,712 18,474 Households Income $0 - $15,000 14.79% 14.34% 12.43% $15,000 - $24,999 13.08% 13.10% 12.03% $25,000 - $34,999 12.52% 13.01% 12.23% $35,000 - $49,999 14.53% 14.86% 14.45% $50,000 - $74,999 17.62% 18.15% 18.05% $75,000 - $99,999 12.16% 12.27% 12.88% $100,000 - $124,999 6.71% 6.42% 7.40% $125,000 - $149,999 4.76% 3.94% 4.72% $150,000 - $199,999 2.09% 2.62% 4.03% $200,000 - $249,999 0.77% 0.73% 1.06% $250,000 - $499,999 0.89% 0.50% 0.66% $500,000+ 0.09% 0.05% 0.06% 2016 Est. Average Household Income $58,133 $56,691 $62,359 2016 Est. Median Household Income $44,929 $44,632 $48,812 11 DEMOGRAPHICS City Overview LOCKPORT, NEW YORK Lockport is a city located in the center of Niagara County, New York, that is approximately 18 miles east of Niagara Falls. The city grew from the banks of the nineteenth century engineering marvel, the Erie Canal. As a friendly community with rich, historic roots, Lockport is New York State’s premier Erie Canal community. It is the fastest growing town in upstate New York as a result of the city’s commitment to spurring economic development, creating jobs, and bettering the quality of life for its residents. The Niagara Frontier, traditionally a major center for industry and commerce, has become significant for its range of moderate to light and researchoriented manufacturing as well as heavy industrial manufacturing. Visitors have numerous places to venture, from the heart of downtown and numerous art studios to the Flight of Five Winery and the popular Canal Street Historic District. Outdoor enthusiasts also have plenty to choose from such as hiking and biking along the Canalway Trail to launching canoes and kayaks at the Nelson Goehle Widewaters Marina. TOP EMPLOYERS - NIAGARA COUNTY 1. Niagara Falls Air Reserve Station 2. Seneca Niagara Casino & Hotel 3. Delphi Thermal 4. Niagara County 5. Fashion Outlets of Niagara 6. Niagara Falls City School District 7. Niagara Falls Memorial Medical Center 8. Eastern Niagara Health System 9. Mount St. Mary’s Hospital 10. Lockport City School District ™ 12 Pep Boys 5658 S Transit Rd, Lockport, NY 14094 OFFERING MEMORANDUM Josh Bishop VP & Director License No. 01940394 O 310.919.5823 M 315.730.6228 [email protected] Braden Crockett Senior Associate License No. 01946071 O 310.919.5814 M 714.345.6206 [email protected] VA Granchelli Broker of Record License No. 35GR0267775 841 Apollo Street, Suite 150 | El Segundo, CA 90245 | www.matthews.com ™