STOCKTON, CALIFORNIA NORTHERN CALIFORNIA REGIONAL MALL INVESTMENT OPPORTUNITY
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1 STOCKTON, CALIFORNIA NORTHERN CALIFORNIA REGIONAL MALL INVESTMENT OPPORTUNITY
2 AERIAL FACING NORTHWEST PARK WEST PLACE 117,000 CARS PER DAY W 8 MILE ROAD TH SHERWOOD MANOR OR NT W 8 MILE ROAD ON RD N LO W ER C SA RA M EN TO RD PACIFIC TOWN CENTER LINCOLN SHOPPING CENTER PA C I F I C AV E N U E STONE CREEK VILLAGE ROBINHOOD PLAZA 14,000 CARS PER DAY ROBINHOOD DRIVE PA C I F I C AV E N U E SAN JOAQUIN DELTA COLLEGE 38,000 CARS PER DAY 2 - HFF SHERWOOD EXECUTIVE CENTER (NAP) YO K U T S AV E N U E
3 THE OFFERING NOTABLE TENANTS HFF, as Exclusive Advisor, is pleased to present the outstanding opportunity to acquire the 100% fee simple interest in Sherwood Mall (the Property ), representing the highest quality retail asset in Stockton, California. The Property s frontage spans an entire block and is centrally located within the main retail corridor of Stockton, providing outstanding signage and visibility to over 24 Million customers per year, on average. Anchored by Macy s (NAP), Dick s Sporting Goods, Home Goods, Best Buy, ULTA, and Petco, Sherwood Mall benefits from stable in-place cash flow backed by strong credit-worthy tenancy, representing 71% of the base rental revenue. Sherwood Mall is available for the first time since being developed in 1978 by the same Ownership, representing a generational opportunity to acquire an infill regional mall in Northern California with strong cash flow and significant upside. (NAP) PROPERTY SUMMARY SUMMARY TOTAL GLA OWNED GLA Property Name Sherwood Mall Land Area Acres Acres Address 5308 Pacific Avenue, Stockton, CA Year Built/Renovated 1978 / 1988 / 2006 Parking Count 2,187 Stalls 1,246 Stalls Parking Ratio 4.2 : 1, : 1,000 LEASEABLE AREA TOTAL GLA OWNED GLA OCCUPANCY TOTAL GLA OWNED GLA SALES PSF / HEALTH RATIO Anchor 260,117 96,081 Anchor 100% 100% Anchor Do Not Report Junior Anchor 91,236 91,236 Outparcel 28,679 19,314 In-Line 138, ,340 TOTAL 518, ,971 Junior Anchor 66% 66% Outparcel 94% 91% In-Line 89% 89% TOTAL 91% 86% Junior Anchor $193 / 8.9% Outparcel $333 / 7.8% In-Line $3 / 10.1% 3 - HFF
4 INVESTMENT HIGHLIGHTS INSTITUTIONAL QUALITY ASSET/HIGH QUALITY TENANCY Sherwood Mall is comprised of an impressive mix of nationally recognized tenants including: Macy s (NAP), Dicks Sporting Goods, HomeGoods, ULTA, Best Buy, Bath & Body Works, and Petco among others. The Property was built to institutional quality standards and has been meticulously maintained over the years, providing outstanding curb appeal and a superior image to the surrounding retail. 65% of the Property GLA and 71% of the base rental revenue is derived from credit/national retailers Dick s Sporting Goods recently signed a new 10-year lease in September 2014 providing significant leasing momentum to the Property creating additional drawing power to the site from both customers and retailers alike. PROMINENT RETAIL LOCATION/EXPANSIVE TRADE AREA Sherwood Mall is centrally located in the primary retail hub of Stockton, surrounded by several anchor tenants including Ross, REI, JC Penney, Old Navy, and Dillard s providing an extended draw to the site. The Property is located at the corner of Pacific Avenue and W Robinhood Drive benefiting from more than 1,200 feet of frontage with exceptional site and tenant visibility to more than 52,000 cars day passing daily. Sherwood Mall is positioned directly across from San Joaquin Delta College with over 18,000 students and is less than 1 mile away from University of the Pacific with 6,600 students, both of which drive daytime population to the site. Sherwood Mall serves an expansive and dense trade area of over 283,000 people with an average household income of approximately $60,000 within a 5-mile mile radius. HIGHLY STABLE IN-PLACE CASH FLOW Sherwood Mall is currently 91% leased with an existing LOI in negotiations to bring occupancy to 95%. The Property provides predictable and stable cash flow with 71% of base rental revenue generated from national/credit tenants. Less than one third of the GLA rolls over the next three years (largely comprised of temporary tenants), requiring minimal capital expenditures and providing strong near-term cash flow. STRONG IN-LINE TENANCY Sherwood Mall has demonstrated its ability to draw and retain an impressive roster of national in-line tenants that have generated average sales of $405/SF, highlighted by Victoria s Secret, T-Mobile, and Sprint PCS, which each produce over $2.25 million in sales. The credit tenancy and strong sales productivity at Sherwood Mall has resulted in driving robust customer and tenant demand over the years including recently securing Dick s Sporting Goods, which has leased over 50,000 square feet of space through PROMINENT TENANTS TENANT (NAP) MARKET CAP ($ BILLION)* $21.58B $6.81B Private $9.66B $14.25B $46.84B SQUARE FEET 164,036 50,369 24,129 11,115 45,712 25,000 % OF OWNED GLA N/A 14.6% 7.0% 3.2% 13.3% 7.2% LEASE EXPIRATION N/A Jan-2025 Jan-2016 Jul-2020 Feb-2019 Oct HFF
5 117,000 CARS PER DAY W 8 MILE ROAD W 8 MILE ROAD SHERWOOD MANOR THORNTON RD N LOWER SACRAMENTO RD PACIFIC TOWN CENTER LINCOLN SHOPPING CENTER EL DORADO STREET STONE CREEK VILLAGE PACIFIC AVENUE ROBINHOOD PLAZA ROBINHOOD DRIVE 13,909 CARS PER DAY SHERWOOD EXECUTIVE CENTER SAN JOAQUIN DELTA COLLEGE 18,610 STUDENTS DISCOUNT TO REPLACEMENT COST Rising construction costs, limited land supply in the immediate trade area, and restrictive development regulations pose high barriers to entry that will continue to limit new retail supply, and will result in continued rental growth for existing inventory in the near and long-term. This limited downside risk allows the landlord to compete effectively in the long-term leasing market. PACIFIC AVENUE 37,952 CARS PER DAY (NAP) FREE AND CLEAR INVESTMENT OFFERING Sherwood Mall is available free and clear of existing financing, presenting an investor with the opportunity to capitalize on historically low interest rates and favorable market financing terms. YOKUTS AVENUE 5 - HFF
6 SIGNIFICANT VALUE-ENHANCEMENT OPPORTUNITIES Currently 91% leased, Sherwood Mall offers an investor a number of near and long-term upside elements that will substantially enhance the market share, retailer sales, net operating income and value of the Property. RE-ACTIVATE THE SECOND FLOOR Currently decommissioned and under-utilized, the second floor comprised of 75,392 square feet located above Best Buy and Petco (formerly Montgomery Ward box) could be repositioned and activated towards the rentable square footage of the Property, providing an opportunity to lease an additional anchor along the prime frontage of Sherwood Mall. REDISTRIBUTE THE STORAGE GLA Storage space behind Petco and ULTA is currently being counted towards the rentable square footage of the Property. This 7,161 square feet could be redistributed towards the rentable square footage of one of the pad sites, creating highly desirable square footage along the frontage of Sherwood Mall and capitalizing on GLA that is not generating income currently. LEASE-UP OPPORTUNITY Currently 91% leased, Sherwood Mall offers an investor significant upside opportunity through lease-up of existing vacant Junior Anchor space and inline interior space totaling 48,354 square feet. Additionally, temporary tenants could be converted to permanent tenants, providing further stability to the cash flow. REPOSITION INTERIOR FOOD COURT Recent lease expirations and consolidation of food court tenancies provides for the opportunity to reposition the food court to create a more vibrant experience for nearby college students and visitors to the Property. SPIN OFF SEPARATELY PARCELED BUILDINGS Due to the unique parcelization of the Property, the opportunity exists for the next owner to sell-off pads and big box portions of the Property separately, allowing the new owner to benefit from historically low cap rates for single tenant NNN properties and reduce the overall basis in the Property. ENHANCE TENANT MIX Sherwood Mall offers investors the ability to enhance the tenant mix at the Property through the lease-up of currently vacant space, replacement and upgrade of existing tenants with near-term rollover, and the addition of anchor tenants where less desirable inline space currently exists. CONVERT FULL SERVICE LEASES TO NNN As leases roll to market for tenants that are currently not paying reimbursements, an investor has the opportunity to enhance reimbursement revenue by converting leases to triple net. MISCELLANEOUS REVENUE Several opportunities exist to increase the miscellaneous revenue at the Property, including advertising and kiosk revenue. 6 - HFF
7 SITE PLAN / VALUATION-CREATION OPPORTUNITIES LEASE-UP OPPORTUNITY JUNIOR ANCHOR 31,000 SF SPIN OFF SEPERATELY PARCELED PAD SITES NEW LEASE WITH DICK S CREATES MOMENTUM AND DRAW FOR OTHER RETAILERS REPOSITION INTERIOR MALL GLA WITH JUNIOR ANCHOR TENANT(S) RE-ACTIVATE DECOMMISSIONED SECOND FLOOR GLA RE-DISTRIBUTE STORAGE GLA TOWARDS RENTABLE SQUARE FOOTAGE ON PAD SITES NAP SPIN OFF SEPERATELY PARCELED PAD SITES 7 - HFF
8 CITR US HE IGHTS WOODL A ND F OL S OM COTTONWOOD 50 CALI STOGA SACRAMENTO` DAVIS ST HELENA 505 STOCKTON, CALIFORNIA 50 W I NTER S SA N TA ROSA DI XON E L K GR OVE INVESTMENT ADVISORS NAPA NICHOLAS BICARDO Managing Director nbicardo@hfflp.com dir CA Lic. # FAI R FI ELD PE TALUM A L ODI NOVATO VALLEJO DANNY REDDIN Associate Director dreddin@hfflp.com dir CA Lic. # ANT IOCH CONCOR D S TOCKTON WALNUT CR EEK BRANDON ROGOFF B ER KELEY` OAKLAND C PA SAN F RAN CISCO IFIC Senior Real Estate Analyst brogoff@hfflp.com dir CA Lic. # B R E NTWOOD OC TR ACY EA N CAPITAL MARKETS ADVISOR SAN FRANCISCO BAY HAYWAR D LI VE R M OR E P LEASANTON M ODE S TO BRUCE GANONG Senior Managing Director bganong@hfflp.com dir CA Lic. # SAN M ATEO PALO ALTO 2014 HFF (Holliday Fenoglio Fowler, L.P.) and HFFS (HFF Securities L.P.) are owned by HFF, Inc. (NYSE: HF). HFF operates out of 22 offi ces nationwide and is a leading provider SAN JO SE of commercial real estate and capital markets services to the U.S. commercial real estate industry. HFF together with its affi liate HFFS offer clients a fully integrated national capital markets platform including debt placement, investment sales, equity placement, advisory services, loan sales and commercial loan servicing. For more information please visit hffl p.com or follow HFF on Twitter at twitter.com/hff. Holliday Fenoglio Fowler, L.P. acting by and through Holliday GP Corp., a real estate broker licensed with the California Department of Real Estate, License Number HFF has been engaged by the owner of the property to market it for sale. Information concerning the property described herein has been obtained from sources other than HFF and we make no representations or warranties, express or implied, as to the accuracy or completeness of such information. Any and all references to age, square footage, income, expenses and any other property specifi c information are approximate. Any opinions, assumptions, or estimates contained herein are projections only and used for illustrative purposes and may be based on assumptions or due diligence criteria different from that used by a buyer. Buyers should conduct their own independent investigation and rely on those results. The information contained herein is subject to change. 100 California St, Suite 720 San Francisco, CA
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