Own your own "Commercial Island" at Branson Landing

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1 Own your own "Commercial Island" at Branson Landing Over an acre in size, floating on the water and located in the Bass Pro Shops parking lot Existing Operating Business: The Paddlewheel (Restaurant/Bar/Nightclub) Main Street Lake Cruises (Dinner and Sightseeing Cruises) Main Street Marina Watercraft Rentals At Branson Landing 9 South Boardwalk, Branson, MO Commercial Marina and Retail Improvements

2 2008 Construction PD Planned Development Located on the water in the floodplain Reference: Parcel Number: Census Tract: Location: Legal: Taney County Assessor s Office (taxed as personal property) The property is located at 9 South Boardwalk in Branson, Taney County, Missouri. Because the subject does not include any real estate and the location is determined by the license agreement with HCW Private Development, LLC and the location can be changed there is no formal legal description for the subject property. PERSONAL PROPERTY INCLUDED Marina and Retail Improvements: The personal property asset of the business enterprise is the boat dock or marina structure which includes two retail buildings, a permanently attached boat/bar/restaurant, 15 small boat slips and two sightseeing boat mooring locations. Restaurant Equipment: Restaurant / bar is the Paddlewheel which is an old tour boat that has been permanently affixed to the dock structure. This restaurant includes both inside and outside seating with plenty of tables and chairs in place. The kitchen is actually located in the building next door has all of the equipment necessary for a full restaurant operation. Additional Furniture, Fixtures & Equipment (FF&E): There is additional FF&E consisting of miscellaneous equipment and fixtures that are utilized for the operation of the subject property

3 SUBJECT LOCATION The aerial above is a Google Earth image that has been altered to show the previous location and the current location of the subject marina. The marina was moved from the original location in 2016.

4 DESCRIPTION OF IMPROVEMENTS The above aerial is a Google Earth image that has been altered to depict the current location of the subject marina. Overall Dock Structure: The dock structure itself has an exterior dimension that measures 424 x 112 or 47,488 square feet. Within this exterior dimension there are several improvements. The dock structure consists of a steel frame floor structure supported by encapsulated foam floatation and anchored by steel piers that hold the dock in place while allowing it to raise and lower with the lake level. The floor of the dock is made up of 2 x2 concrete pavers.

5 N Small Boat Marina: As shown on the image above the small boat marina located at the north end of the subject dock consists of two dock structures that extend to the north with 10 x26 covered slips and a 38 x42 uncovered dock area in the north east corner. There are a total of 15 slips. There is a four foot wide walkway on each side of the slips as well as a 10 wide common walkway giving access to each slip. Two of the boat slips are improved with platform lifts that allow for the launching of kayaks.

6 Former Shorty Smalls Restaurant: This structure measures approximately 5,818 square feet and was the former location for Shorty Smalls. The structure is steel and wood frame with cedar siding and a composition shingle roof cover. The interior is set up for a single tenant restaurant with an additional 1,487 sq. ft. of covered seating are off of the northwest corner of the building. The interior is partitioned into a dining area, a kitchen, one set of men s and women s restrooms as well as mechanical and storage areas. In the northeast corner of the building there is a combination walk in refrigerator and freezer. Interior finishes include stained concrete floor in public areas, sealed concrete in the kitchen, a combination of wood, and corrugated steel wall finishes and exposed framing on the roof. The building is heated and cooled with a central HVAC System. This building is currently rated for a seating capacity of 150 inside with another 110 outside.

7 Main Street Lake Cruises & Paddlewheel Pool Room Building: This is a steel and wood frame building constructed similar to the Shorty Smalls building but this building is two stories and has been finished with composite cement siding on the exterior walls and a standing seam steel roof. The main floor is currently divided into three tenant spaces and a kitchen for the Paddlewheel restaurant and pub located next door. The second floor is partitioned into a single tenant space. The tenant space located in the northwest corner of the building measures approximately 1,028 square feet and has previously been used for an ice cream shop and also more recently a deli. This space is partitioned into room with deli counter and seating area, a single restroom and a small storage room. The interior of this space is finished with tile floor covering, painted drywall walls and suspended acoustic tile ceilings. This space is currently used as a ticketing office.

8 The space located in the northeast corner of the building was previously used for the Main Street Lake Cruise business. This space measures approximately 1,730 square feet and is partitioned into a reception/retail and ticket sales area and two offices. This space is finished with a combination of stained concrete floors, slat wall and painted sheet rock walls and suspended acoustic tile ceilings. Some additional desks have been moved in and the space is currently used for administrative offices. The space located in the southwest corner of the building is currently used for the Paddlewheel extension. This currently serves as an extension of the Paddlewheel restaurant and pub located next door which is operated by the property owner but has previously been leased separately. This space consists of approximately 2,347 sq. ft. and is partitioned into one open room with two restrooms in one corner. The space is finished with wood floors, painted drywall walls and painted exposed framing on the ceiling. This space was previously occupied with a Harley Davidson retail store. Finally there is a kitchen in the southeast corner of the building with approximately 530 sq. ft. as well as a set of restrooms with exterior access that were added to this corner of the building as well. The kitchen is finished with tile floors, RFP panels on the walls and a suspended acoustic tile ceiling. There is a walk in cooler and a walk in freezer attached to the exterior of the building with access from the kitchen. The second floor consists of one retail space. This space was previously used for the White River Comedy Club but is currently vacant and used for storage. The area is partitioned into a large room with a stage at one end that was used for the seating and comedy show, two restrooms, a ticket booth and a small room with bar. The space is finished with a combination of stained concrete, and carpet floor covering, painted drywall walls and a suspended acoustic tile ceiling.

9 Paddlewheel Restaurant and Pub: This structure has a total of 2,147 square feet on two decks and is actually a sightseeing boat that has been permanently attached to the subject dock. It no longer includes an engine. The boat has a steel hull and steel framing and painted steel exterior skin. The interior of the main floor is one room with a bar along the back wall and the remainder of the area used for seating. The floor is hardwood, the walls are stained wood and the ceiling is stamped tin material. The second floor of the boat is one large open room that is sometimes used for additional seating or private parties. This area is finished similar to the main floor. The second floor is accessed via an exterior staircase that is also attached to the building adjacent to the north. There is capacity for 45 on the main floor and 62 on the second floor. There is seating capacity for an additional 262 patrons on the outside deck that surrounds three sides of the Paddlewheel.

10 The original license agreement was a five year license starting on March 26, 2012 and expiring on March 31, 2017 with four 5 year extensions available. PCF, LLC and HCW Private Development, LLC have agreed to the first 5 year extension which will commence on April 1, 2017 and extend through March 31, The extension agreement lists the following monthly rent expenses. $8, Rent $3, CAM $1, Marketing $13, Total The subject also includes the following percentage rents. ZONING The subject property is governed by the City of Branson. The subject is part of the Branson Landing Development which is zoned PD Planned Development. The subject is considered a legal use under the PD zoning. TAXES The county had previously assessed the subject property as real estate but changed the property to personal property in The subject property has a personal property assessed valuation of $401,470 resulting in 2016 personal property taxes totaling $21,

11 Boat Mooring: There are two sightseeing boats that dock at the subject marina. The Landing Princess and the Lake Queen both dock on the east side of the subject marina. Facilities to accommodate these boats include tie offs as well as electrical, water and sewer hookups.

12 looking northeast from shore at marina looking south along shoreline one of two gangways granting access to the marina looking east at the marina from shore looking southeast at the marina from shore looking south at the marina and shoreline from shore

13 ramp for fire truck along shoreline looking north along shoreline northwest comer of Main Street Lake Cruises building southwest comer and west side of Main st. Lake Cruises building Southwest comer and south side of MSLCB 2nd floor covered walk on MSLCB

14 view of shoreline from second floor of MSLCB Former ticketing office now administrative offices Fornier ticketing office now administrative offices former ice cream shop now used for ticketing fom,er ice cream shop now used for ticketing Paddlewheel Pub on main floor of MSLCB

15 Paddlewheel Pub on main.floor of MSLCB kitchen on the main floor of the MSLCB kitchen on the main floor of the MSLCB door to elevator for MSLCB second floor of the MSLCB (fofmer comedy club) second floor of the MSLCB (former comedy club)

16 typical second floor bathroom in MSLCB bar area on second floor of MSLCB bar area on second floor of MSLCB north and west sides of The Paddlewheel Pub seating on shore side of Paddlewheel Pub seating on the south side of the Paddlewheel Pub

17 second floor seating area in Paddlewheel Pub second floor of the Paddlewheel Pub main floor of the Paddlewheel Pub main floor of the Paddlewheel Pub southwest comer of former Shorty Smalls restaurant west side of fernier Shorty Smalls restaurant

18 south side of former Shorty Smalls restaurant east side of former Shorty Smalls restaurant north side of former Shorty Smal s restaurant with covered seating covered seating for former Shorty Smalls restaurant interior of former Shorty Smalls restaurant interior of former Shorty Smalls restaurant

19 kitchen in former Shorty Smalls restaurant typical bathroom in former Shorty Smalls receiving door for fom1er Shorty Smalls restaurant west side covered slips east side covered slips

20 former helicopter landing pad at north end of eastern dock one of two utility pedestals for the cruise boats one of two mooring locations for the cruise boats typical gangway