±10 Acre Infill Mixed-Use Site

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1 ±10 Acre Infill Mixed-Use Site (Residential Density Up To 24 du/acre) Berea Road and Normandy Road Menifee, CA OFFERING MEMORANDUM

2 N O N - E N D O R S E M E N T A N D D I S C L A I M E R N O T I C E Non-Endorsements Marcus & Millichap is not affiliated with, sponsored by, or endorsed by any commercial tenant or lessee identified in this marketing package. 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 Marcus & Millichap, its affiliates or subsidiaries, or any agent, product, service, or commercial listing of Marcus & Millichap, and is solely included for the purpose of providing tenant lessee information about this listing to prospective customers. ALL PROPERTY SHOWINGS ARE BY APPOINTMENT ONLY. PLEASE CONSULT YOUR MARCUS & MILLICHAP AGENT FOR MORE DETAILS. Disclaimer THIS IS A BROKER PRICE OPINION OR COMPARATIVE MARKET ANALYSIS OF VALUE AND SHOULD NOT BE CONSIDERED AN APPRAISAL. This information has been secured from sources we believe to be reliable, but we make no representations or warranties, express or implied, as to the accuracy of the information. References to square footage or age are approximate. Buyer must verify the information and bears all risk for any inaccuracies. Marcus & Millichap is a service mark of Marcus & Millichap Real Estate Investment Services, Inc Marcus & Millichap. All rights reserved. ±10 Acre Infill Mixed-Use Site (Residential Density Up To 24 du/acre)

3 T A B L E O F C O N T E N T S 4 Investment Overview 17 Zoning / General Plan 20 Financial Analysis 23 Market Comparables (Land) 29 Market Comparables (Small Lot Detached) 34 Market Overview

4 INVESTMENT OVERVIEW 4

5 PROPERTY OVERVIEW PROPERTY OVERVIEW Marcus & Millichap is pleased to offer for sale a very well-located infill parcel vacant land of ±10 acres on the northeast corner of Berea Road and Normandy Road in the flourishing city of Menifee. The site is rectangular in shape with approximately 653 of frontage on Berea Road. The site is bordered on the north by a flood control channel and an existing tract of single-family homes, on the west by Berea Road and a mini-storage facility, on the south by Spirit Park and Newport Road, and on the east by a parcel of undeveloped land. The General Plan land use designation for this property is Economic Development Corridor (EDC). The intent of the EDC designation is to identify areas where a mixture of residential, commercial, office, industrial, entertainment, educational, and/or recreational uses or other uses is planned. The maximum residential density allowed in an EDC zone is 24 du/acre with a maximum FAR of 1.0. This property greatly benefits from its location adjacent to the Audie Murphy Ranch project, a rapidly developing 1,100-acre master planned community that includes new parks, schools and infrastructure. A huge benefit to the subject property is that many of the required off-sites have already been completed by other developers consisting of streets, signals, curb/gutters, parks, bike paths and new schools. Additionally, almost all of the surrounding residential product is detached single-family on standard 7,000 SF lots and the subject property will provide a developer a great opportunity to fill a niche with a different product type that could include small lot detached single-family and/or higher density attached product (either for-sale or for-rent). In terms of location, this property is located in western Menifee just blocks away from the eastern arm of Canyon Lake and 2.5 miles to the west of Interstate 215. Just recently, the Interstate 215/Newport Road project was completed which rebuilt the interchange into a two-clover leaf design removing left turns, and widened the capacity of the bridge. This, along with the Newport West Widening project currently underway, is transforming heavily traveled Newport Road into a six-lane thoroughfare from Menifee to Murrieta Roads, making it easier for the community and visitors to get around the city. PROPERTY OVERVIEW ±10 Acre Infill Mixed-Use Development Site in the Prosperous City of Menifee General Plan Land Use Designation is Economic Development Corridor (EDC) EDC Allows for a Maximum Residential Density of 24 du/acre and a 1.0 FAR Site Borders the Audie Murphy Ranch Master Planned Community Most Off-Sites Already Completed (Streets, Curb/Gutters, Lights, Parks, etc.) Booming Residential Market with 200 Homes Sold in the Past 12 Months Within 1 Mile of the Site Possible Land Use Could Range from Small-Lot Detached to Higher Density Attached Product (For-Sale or For-Rent) Adjacent 10 Acre Parcel May Also Be Available For Sale (Bringing the Total to ±20 Acres) 5

6 REGIONAL MAP 6

7 LOCAL MAP 7

8 PLAT MAP 8

9 Aerial Looking South 9

10 Aerial Looking North 10

11 Aerial Looking West 11

12 PROPERTY PHOTOS ±10 Acre Infill Mixed-use Site (Residential Density Up to 24 Du/Acre) 12

13 PROPERTY PHOTOS ±10 Acre Infill Mixed-use Site (Residential Density Up to 24 Du/Acre) 12 13

14 NEIGHBORS Spirit Park Champion Self Storage 12 14

15 NEIGHBORS Audie Murphy Ranch 12 15

16 NEIGHBORS Audie Murphy Ranch Audie Murphy Ranch in Menifee is a new master planned community of beautiful homes and parks. Set amidst 1,100 rolling acres, Audie Murphy Ranch is surrounded by mountain vistas, magnificent trees and century old rock formations. New neighborhoods are coming to life here surrounded by rugged silhouettes of the San Jacinto and San Bernardino mountains

17 ZONING / GENERAL PLAN 17

18 Menifee General Plan Land Use Map 18

19 Land Use Designation - EDC 19

20 FINANCIAL ANALYSIS 20

21 Summary FINANCIAL ANALYSIS Property Property Address ±10 Acre Infill Residential Site Berea Road at Normandy Road Menifee, CA Price $2,695,000 Down Payment 100% / $2,695,000 Lot Size (SF) 432,115 Site Description Assessor s Parcel Number Price / SF $6.24 Lot Size (Acres) 9.92 Price / Acre $271,673 Buildable SF 432,115 Price / Buildable SF $6.24 Lot Dimensions 653 x 661 GP Land Use Designation Frontage Utilities Traffic Counts Adjacent Development Economic Development Corridor (EDC) 653 on Berea Road To Site 18,000 (on Newport) SFR, Park, Storage Type of Ownership Fee Simple 21

22 POSSIBLE PRODUCT TYPES The location of this site and the existing EDC land use designation allow for many potential development options. This is a true infill development opportunity with a wide range of acceptable uses. A sample of the possible residential options would be as follows: Possible Product Type Density Yield Price/Lot Detached For Sale Small Lot Single Family Detached 9 du/acre ±90 SFRs $29,944 Attached For Sale Townhome/Condominium For Sale 12 du/acre ±120 Condos $22,458 Townhome/Condominium For Sale 18 du/acre ±180 Condos $14,972 Senior Condos For Sale 24 du/acre ±240 Condos $11,229 Attached For Rent Multi-Family For Rent (Market Rate/Affordable) 24 du/acre ±240 Units $11,229 Senior Apartments For Rent 24 du/acre ±240 Units $11,229 22

23 MARKET COMPARABLES (Land) 23

24 8 SALES COMPARABLES MAP MENIFEE 9.9 ACRE INFIL LDEVELOPMENT SITE (SUBJECT) Clinton Keith Rd Redwood St Harvest Way E Winchester Road at Skyview Road Koon St Redding Ave Snow Peak Ct Papillon Ct SALES COMPARABLES 24

25 PROPERTY NAME SALES COMPARABLES SALES COMPS AVG SALES COMPARABLES Average Price Per Square Foot $13.00 $11.70 $10.40 $9.10 $7.80 $6.50 Avg. $6.68 $5.20 $3.90 $2.60 $1.30 $0.00 Menifee 9.9 Acre Infil ldevelopment Site Clinton Keith Rd Redwood St Harvest Way E Winchester Road at Skyview Road Koon St Redding Ave Snow Peak Ct Papillon Ct 25

26 PROPERTY NAME SALES MARKETING COMPARABLES TEAM SALES COMPARABLES MENIFEE 9.9 ACRE INFIL LDEVELOPMENT SITE Berea Road and Normandy Road, Menifee, CA, CLINTON KEITH RD Clinton Keith Rd, Murrieta, CA, REDWOOD ST Redwood St, Menifee, CA, rentpropertyname1 rentpropertyname1 rentpropertyname1 Asking Price $2,695,000 Down Payment $2,695,000 Down Payment % 100% Price/SF $6.24 Lot Size (Acres) 9.92 acre(s) Price/Acre $271,673 rentpropertyaddress1 Close of Escrow 11/12/2015 Sales Price $2,665,000 Down Payment % 100% Zoning MF-1, MF-2 Lot Size (SF) 627,264 Price/SF $4.25 Lot Size (Acres) Price/Acre $185,069 Lot Dimensions Irregular rentpropertyaddress1 Close of Escrow 12/7/2016 Sales Price $10,080,000 Down Payment % 100% Zoning R1 Lot Size (SF) 1,600,207 Price/SF $6.30 Lot Size (Acres) Price/Acre $274,360 Lot Dimensions Irregular rentpropertyaddress1 NOTES This is an entitled 251-unit apartment development site. NOTES This transaction was for the sale of 126 finished lots. 26

27 PROPERTY NAME SALES MARKETING COMPARABLES TEAM SALES COMPARABLES HARVEST WAY E Harvest Way E, Wildomar, CA, WINCHESTER ROAD AT SKYVIEW ROAD Winchester Road at Skyview Road, Winchester, CA, KOON ST Koon St, Winchester, CA, rentpropertyname1 rentpropertyname1 rentpropertyname1 Close of Escrow 1/30/2015 Sales Price $2,100,000 Down Payment % 78% Zoning RT Lot Size (SF) 278,780 Price/SF $7.53 Lot Size (Acres) Price/Acre $328,125 Lot Dimensions Irregular rentpropertyaddress1 Close of Escrow 2/16/2016 Sales Price $5,350,100 Down Payment % 100% Zoning SP Lot Size (SF) 740,520 Price/SF $7.22 Lot Size (Acres) Price/Acre $314,712 Lot Dimensions Irregular rentpropertyaddress1 Close of Escrow 9/17/2015 Sales Price $3,590,000 Down Payment % 100% Zoning SP Zone Lot Size (SF) 1,632,363 Price/SF $2.20 Lot Size (Acres) Price/Acre $95,810 Lot Dimensions 1,280' x 2,056' rentpropertyaddress1 NOTES This transaction was a sale of 30 fully entitled finished residential lots. NOTES This property was originally approved for a project of 147 condominiums but was amended to be a development of 97 single family detached homes. NOTES This unimproved site had been approved for 146 SFR lots. 27

28 PROPERTY NAME SALES MARKETING COMPARABLES TEAM SALES COMPARABLES REDDING AVE Redding Ave, Murrieta, CA, SNOW PEAK CT Snow Peak Ct, Menifee, CA, PAPILLON CT Papillon Ct, Menifee, CA, rentpropertyname1 rentpropertyname1 rentpropertyname1 Close of Escrow 11/13/2015 Sales Price $8,839,500 Down Payment % 100% Zoning SP Zone Lot Size (SF) 756,502 Price/SF $11.68 Lot Size (Acres) Price/Acre $508,895 Lot Dimensions Irregular rentpropertyaddress1 Close of Escrow 5/21/2015 Sales Price $1,483,000 Down Payment % 100% Zoning SP Zone Lot Size (SF) 171,753 Price/SF $8.64 Lot Size (Acres) Price/Acre $376,396 Lot Dimensions Irregular rentpropertyaddress1 Close of Escrow 11/12/2015 Sales Price $1,300,000 Down Payment % 100% Zoning SP Zone Lot Size (SF) 232,833 Price/SF $5.58 Lot Size (Acres) Price/Acre $242,991 Lot Dimensions Irregular rentpropertyaddress1 NOTES This site consists of 89 finished lots and is part of the Spencer Crossing master planned community. NOTES This transaction was for 24 finished lots that were a part of the Mountain Gate SFR development. NOTES This is an infill location for the development of 24 detached single family homes. 28

29 MARKET COMPARABLES (Small Lot Detached) 29

30 Comparables - Small Lot Detached 30

31 Comparables - Small Lot Detached 31

32 Comparables - Small Lot Detached 32

33 Comparables - Small Lot Detached 33

34 MARKET OVERVIEW 34

35 MARKET OVERVIEW RIVERSIDE-SAN BERNARDINO OVERVIEW The Riverside-San Bernardino metro, also referred to as the Inland Empire, is a 28,000-square-mile region in Southern California composed of San Bernardino and Riverside counties. The metro contains a population of more than 4.5 million. The largest city is Riverside with more than 320,000 residents, followed by San Bernardino with nearly 220,000 people. Valleys in the southwestern portion of the region, adjacent to Los Angeles, Orange County and San Diego County, are the most populous in the metro. These areas abut the San Bernardino and San Jacinto mountains, behind which lies the high desert area of Victorville/Barstow to the north and the lowdesert Coachella, home of Palm Springs, to the east. METRO HIGHLIGHTS STRATEGIC LOCATION Near LAX and Ontario International airports and ports in Long Beach and Los Angeles, Riverside- San Bernardino has vast air, rail and interstate transit network. DOMINANT INDUSTRIAL MARKET The metro is one of the nation s leading industrial markets in terms of sales, construction and absorption. STRONG DEMOGRAPHIC TRENDS Jobs, colleges, new home construction and more affordable housing options will draw 400,000 new residents to the Inland Empire in the next five years. 35

36 MARKET OVERVIEW ECONOMY Intermodal infrastructure supports the warehousing and distribution industry. Ontario International and the Southern California Logistics Airport in Victorville are cargo airports that supplement the distribution system. Growth in the distribution industry impacts all others. Many Fortune 500 companies have massive distribution centers in the area, such as Amazon and Deckers. Available land allows further development. Relatively affordable housing supports local population growth. These gains heighten the need for housing, retail goods, personal and government services. MAJOR AREA EMPLOYERS San Bernardino County Riverside County Stater Bros. Loma Linda University Medical Center Kaiser Permanente Wal-Mart Stores Inc. University of California, Riverside Fort Irwin Ontario International Airport March Air Reserve Base * Forecast SHARE OF 2016 TOTAL EMPLOYMENT 7% MANUFACTURING 10% PROFESSIONAL AND BUSINESS SERVICES 18% 11% 3% GOVERNMENT LEISURE AND HOSPITALITY FINANCIAL ACTIVITIES 25% TRADE, TRANSPORTATION AND UTILITIES 6% CONSTRUCTION + 16% EDUCATION AND HEALTH SERVICES 1% INFORMATION 3% OTHER SERVICES 36

37 MARKET OVERVIEW DEMOGRAPHICS The metro is expected to add nearly 400,000 people through 2021, and during this time, more than 100,000 households will be formed, generating demand for housing. The homeownership rate of 62 percent is below the national rate of 64 percent but well above large metros in California. The median home price of $329,900 is also well below that of larger Southern California metros. SPORTS 2016 Population by Age 7% 0-4 YEARS 23% 5-19 YEARS 8% YEARS 27% YEARS 24% YEARS 12% 65+ YEARS EDUCATION 2016 POPULATION: 4.5M Growth *: 8.3% 2016 HOUSEHOLDS: 1.4M Growth *: 8.5% 2016 MEDIAN AGE: 33.7 U.S. Median: MEDIAN HOUSEHOLD INCOME: $56,200 U.S. Median: $54,500 QUALITY OF LIFE Relatively affordable housing is a large draw of the metro. The median home price in Riverside-San Bernardino is lower than in Los Angeles and Orange Counties. The Inland Empire provides a number of cultural opportunities, including the Riverside Metropolitan Museum and the Museum of History and Art in Ontario. The Riverside County Philharmonic provides classical music concerts throughout the area. The region features an impressive offering of more than 20 college campuses, including nine community colleges, two California State University campuses and the University of California, Riverside. ARTS & ENTERTAINMENT Sources: Marcus & Millichap Research Services; BLS; Bureau of Economic Analysis; Experian; Fortune; Moody s Analytics; U.S. Census Bureau 37

38 PROPERTY NAME Created on July 2017 POPULATION 1 Miles 3 Miles 5 Miles 2021 Projection Total Population 7,975 75, , Estimate Total Population 6,909 66, , Census Total Population 6,254 57, , Census Total Population 3,681 36,559 58,376 Daytime Population 2016 Estimate 2,949 46,564 85,686 HOUSEHOLDS 1 Miles 3 Miles 5 Miles 2021 Projection Total Households 2,299 27,756 49, Estimate Total Households 1,992 24,879 43,379 Average (Mean) Household Size Census Total Households 1,802 21,847 38, Census Total Households 1,087 15,118 22,725 MARKETING DEMOGRAPHICS TEAM HOUSEHOLDS BY INCOME 1 Miles 3 Miles 5 Miles 2016 Estimate $250,000 or More 1.21% 1.46% 1.67% $200,000 - $249, % 0.81% 0.89% $150,000 - $199, % 4.40% 5.29% $125,000 - $149, % 5.13% 5.79% $100,000 - $124, % 8.53% 9.30% $75,000 - $99, % 13.55% 14.73% $50,000 - $74, % 19.33% 19.63% $35,000 - $49, % 14.44% 13.64% $25,000 - $34, % 10.83% 10.01% $15,000 - $24, % 12.01% 10.49% Under $15, % 9.50% 8.54% Average Household Income $86,110 $70,064 $74,701 Median Household Income $70,593 $54,103 $59,781 Per Capita Income $24,854 $26,179 $25,631 Source: 2016 Experian 38

39 PROPERTY NAME Created on July 2017 POPULATION PROFILE 1 Miles 3 Miles 5 Miles Population by Age 0 to 4 Years 7.62% 6.06% 6.50% 5 to 14 Years 17.53% 13.19% 14.32% 15 to 17 Years 5.25% 4.03% 4.30% 18 to 19 Years 3.16% 2.35% 2.50% 20 to 24 Years 7.70% 5.94% 6.15% 25 to 29 Years 6.26% 5.45% 5.89% 30 to 34 Years 7.15% 5.90% 6.46% 35 to 39 Years 7.35% 5.83% 6.40% 40 to 49 Years 14.55% 12.04% 12.52% 50 to 59 Years 12.63% 12.63% 12.32% 60 to 64 Years 3.99% 5.76% 5.24% 65 to 69 Years 2.65% 5.71% 5.09% 70 to 74 Years 1.66% 4.71% 4.05% 75 to 79 Years 1.09% 3.99% 3.33% 80 to 84 Years 0.64% 3.24% 2.53% Age % 3.17% 2.40% Median Age MARKETING DEMOGRAPHICS TEAM POPULATION PROFILE 1 Miles 3 Miles 5 Miles Population 25+ by Education Level 2016 Estimate Population Age 25+ 4,058 45,613 83,835 Elementary (0-8) 2.98% 4.05% 4.27% Some High School (9-11) 7.83% 8.86% 8.47% High School Graduate (12) 30.99% 28.23% 27.68% Some College (13-15) 33.38% 30.89% 30.29% Associate Degree Only 9.91% 8.58% 8.66% Bachelors Degree Only 8.67% 12.78% 13.74% Graduate Degree 5.37% 5.31% 5.56% Source: 2016 Experian 39

40 PROPERTY NAME MARKETING DEMOGRAPHICS TEAM Population In 2016, the population in your selected geography is 6,909. The population has changed by 87.69% since It is estimated that the population in your area will be 7, five years from now, which represents a change of 15.43% from the current year. The current population is 49.58% male and 50.42% female. The median age of the population in your area is 31.78, compare this to the US average which is The population density in your area is 2, people per square mile. Race and Ethnicity The current year racial makeup of your selected area is as follows: 67.05% White, 4.52% Black, 0.42% Native American and 5.40% Asian/Pacific Islander. Compare these to US averages which are: 70.77% White, 12.80% Black, 0.19% Native American and 5.36% Asian/Pacific Islander. People of Hispanic origin are counted independently of race. People of Hispanic origin make up 40.32% of the current year population in your selected area. Compare this to the US average of 17.65%. Households There are currently 1,992 households in your selected geography. The number of households has changed by 83.26% since It is estimated that the number of households in your area will be 2,299 five years from now, which represents a change of 15.41% from the current year. The average household size in your area is 3.49 persons. Housing The median housing value in your area was $247,998 in 2016, compare this to the US average of $187,181. In 2000, there were 968 owner occupied housing units in your area and there were 119 renter occupied housing units in your area. The median rent at the time was $731. Income In 2016, the median household income for your selected geography is $70,593, compare this to the US average which is currently $54,505. The median household income for your area has changed by 26.49% since It is estimated that the median household income in your area will be $82,221 five years from now, which represents a change of 16.47% from the current year. Employment In 2016, there are 552 employees in your selected area, this is also known as the daytime population. The 2000 Census revealed that 59.35% of employees are employed in white-collar occupations in this geography, and 39.23% are employed in blue-collar occupations. In 2016, unemployment in this area is 8.12%. In 2000, the average time traveled to work was minutes. The current year per capita income in your area is $24,854, compare this to the US average, which is $29,962. The current year average household income in your area is $86,110, compare this to the US average which is $78,425. Source: 2016 Experian 40

41 MENIFEE PROPERTY 9.9 NAME ACRE INFIL LDEVELOPMENT SITE TRAFFIC COUNT PRICING AND LOCATION VALUATION TENANT MARKETING OVERVIEW SUMMARY MATRIX PLAN YEAR COUNT , , ,731 Source: 2016 Experian 41#

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