Offering Memorandum. DAIRYLAND SQUARE SHOPPING CENTER 10 Dairyland Sq Red Lion, PA 17356

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1 Offering Memorandum DAIRYLAND SQUARE SHOPPING CENTER 10 Dairyland Sq Red Lion, PA 17356

2 NON- 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 Confidentiality and Disclaimer The information contained in the following Marketing Brochure is proprietary and strictly confidential. It is intended to be reviewed only by the party receiving it from Marcus & Millichap and should not be made available to any other person or entity without the written consent of Marcus & Millichap. This Marketing Brochure has been prepared to provide summary, unverified information to prospective purchasers, and to establish only a preliminary level of interest in the subject property. The information contained herein is not a substitute for a thorough due diligence investigation. Marcus & Millichap 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 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 Marketing Brochure has been obtained from sources we believe to be reliable; however, Marcus & Millichap has not verified, and will not verify, any of the information contained herein, nor has Marcus & Millichap conducted any investigation regarding these matters and makes no warranty or 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. Marcus & Millichap is a service mark of Marcus & Millichap Real Estate Investment Services, Inc. Â 2017 Marcus & Millichap. All rights reserved. Non-Endorsement Notice 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. DAIRYLAND SQUARE SHOPPING CENTER Red Lion, PA ACT ID Y

3 TABLE OF CONTENTS Section 1 INVESTMENT OVERVIEW Section 2 FINANCIAL ANALYSIS Section 3 MARKET OVERVIEW 3

4 INVESTMENT OVERVIEW 4

5 INVESTMENT OVERVIEW OFFERING SUMMARY INVESTMENT HIGHLIGHTS Value Add Grocery Anchored Neighborhood Center 53 Percent or 76,500-Square Feet of Vacancy Upside Anchored by Jerry s Great Valu for More than Twenty-Years Eight Years Remaining 60 Percent of Current Income from National and Regional Tenants 21 Percent Growth with 65,000 Residents and Average Incomes Exceeding $77,000 Priced Well Below Replacement Cost at $21 per Square Foot The Dumes Falk Group of Marcus & Millichap is pleased to bring to market, Dairyland Square, a 144,780-square foot grocery anchored neighborhood shopping center in the Red Lion submarket of York, Pennsylvania. Dairyland Square is currently 47 percent occupied and has been anchored by Jerry's Great Valu for more than twenty-years. The property is situated on approximately 19 acres with multiple points of ingress and egress. Dairyland Square is a typical neighborhood center with internet resistant retailers that include a mixture of eight local and national tenants including Family Dollar, a medical office, three restaurants, a church, liquor store and an outdoor sporting goods store. All of these tenants are under triple-net leases and have excellent historical occupancy with the majority of leases dating back ten, twenty and even thirty-years. Jerry's Great Valu occupies 24 percent of the gross leasable area with nearly eight years remaining on a triple-net lease. Jerry's Great Valu, a York based discount grocery store that has been in business for over 30 years and is most well known for their homemade products, fresh produce and smoked meats. Red Lion is a residential borough of the city of York, located approximately 50-miles north of Baltimore and 100-miles west of Philadelphia. Dairyland Square is strategically positioned just off of State-Route 74, an east/west commuter corridor. Dairyland Square has a stable presence in the local market and a new housing development broke ground on a contiguous parcel in Today the community, and built-in customer base, has grown to encompass 92 townhomes that are 98 percent occupied along with another 50 single family homes. The surrounding population has seen nearly 16 percent population increase since 2000 within three-miles of the center. Within five-miles, the population has seen over 21 percent growth with 65,000 residents and average household incomes of more than $77,000. There are also more than 26,000 employees in three-miles and 51,000 in five-miles. Dairyland Square provides an incoming investor the ability to acquire a value-add grocery anchored center located off of a commuter corridor within a growing market. The local demographics provides a strong and stable economic base for an investor to create tremendous upside though leasing up the 76,500-square feet of vacant space. An investor can begin to attract new tenants by infusing capital to renovate the center such as increasing signage and visibility along State-Route 74, a new façade and exterior paint would bring this dated center back to a dominate retail hub it once was. Attracting a national tenant to occupy the 50,000-square foot box at $3 per foot gross lease, and leasing up the eight inline spaces totaling 26,500-square feet at $6 to $9 under triple-net leases could potentially add an additional $350,000 to the NOI. Dairyland Square should remain an integral part of the community and will continue to serve as an invaluable shopping destination for local residents and travelers alike. # 5

6 PROPERTY PHOTOS 6

7 PROPERTY PHOTOS 7

8 PROPERTY PHOTOS 8

9 PROPERTY PHOTOS (Covered Access to Units 16-19) (50,000-Square Foot Vacant Box) 9

10 Covered Access to Units SITE PLAN Units Jerry's Great Dairyland Square Dairyland Tenant VACANT Value Medical Center Restaurant VACANT Domino's Lucky 7 Gift Rite Family Beer & Restaurant Dollar Soda Mart SF 35,046 6,000 2,925 2,500 3,500 2,500 2,000 2,950 8,619 7,940 Units /19 20 Tenant VACANT VACANT VACANT VACANT VACANT VACANT VACANT Cornerstone Fellowship Church VACANT SF 6,000 1,680 1,680 1,920 1,920 1,900 1,900 3,800 50,000 *Site plan is a representation of the property with the number of units, parking spots and relative size of both. It does not show the absolute exact size of the units relative to the other spaces or the exact number of parking spots. 10

11 LOCAL PHOTO 11

12 REGIONAL PHOTO 51 Miles 12

13 FINANCIAL ANALYSIS 13

14 EXECUTIVE SUMMARY OFFERING SUMMARY THE OFFERING Property Dairyland Square Shopping Center Property Address 10 Dairyland Square, Red Lion, PA SITE DESCRIPTION Built / Renovated 1970 / 2004 Gross Leasable Area 144,780 SF Current Occupancy 47.16% Lot Size +/ Acre(s) Ownership Fee Simple MAJOR TENANTS TENANT GLA LEASE EXPIRATION LEASE TYPE Jerry s Great Valu 24.21% 08/31/2025 NNN Family Dollar 5.95% 12/31/2019 NNN MAJOR EMPLOYERS EMPLOYER # OF EMPLOYEES C H R Corp 884 Honeywell 673 Oss Health 392 Glatfelter Insurance Group 377 Weis Markets 347 Dominion Systems Group LLC 334 Dallastown Area School Dst 332 Acco Material Hdlg Solutions 300 Community Services Group Inc 296 Envirobusiness Inc 292 Gichner Shelter Systems 277 York II 276 JERRY S GREAT VALU LEASE ABSTRACT Lease is by and between Landlord & Jerry s Great Valu with a guaranty from Jerry Smith & Super Rite Foods Inc. In 1995 Super Right Foods was acquired by Richfood Holdings Inc. In 1999 Richfood Holdings Inc. was acquired by SuperValu Inc. SuperValu Inc, is a publicly traded fortune 100 food retailing company that supplies over 2,000 grocery stores with $20 Billion in annual revenue. Website: DEMOGRAPHICS 1-Miles 3-Miles 5-Miles 2016 Estimate Pop 8,326 32,698 64, Census Pop 8,298 32,337 63, Estimate HH 3,560 12,755 25, Census HH 3,565 12,662 25,609 Daytime Employees 7,160 26,102 51,723 Average HH Income $67,644 $73,599 $77, #

15 TENANT SUMMARY FINANCIAL ANALYSIS Tenant Name Square Feet % Bldg Share Lease Dates Comm. Exp. Annual Total Rent Total Rent Rent per Per Month Per Year Sq. Ft. Changes on Changes to Lease Renewal Options Type Jerry s Great Valu Supermarket 35, % 03/01/ /31/2025 $5.16 $15,079 $180,945 09/01/2025 $203,391 NNN Two, Five-Year Dairyland Center Medical 2, % 04/01/ /31/2018 $10.33 $2,519 $30,226 None None NNN None Dairyland Family Restaurant 2, % 07/23/ /31/2019 $17.25 $3,593 $43,114 08/01/2018 $44,407 NNN None Domino s Pizza 2, % 02/01/1986 MTM $9.94 $2,071 $24,847 None None NNN None Lucky 7 Chinese Restaurant 2, % 02/05/ /31/2020 $8.57 $1,429 $17,150 02/01/2019 $17,848 NNN One, Five-Year Gift RiteWay Sporting Goods 2, % 02/27/ /28/2020 $7.00 $1,721 $20,650 09/01/2018 $21,683 NNN One, Five-Year Family Dollar* 8, % 08/07/ /31/2019 $4.64 $3,333 $40,000 TBD TBD NNN One, Five-Year Beer & Soda Mart 7, % 10/28/ /30/2019 $5.77 $3,817 $45,804 10/01/2018 $46,524 NNN Two, Five-Year Cornerstone Fellowship Church 3, % 12/01/2010 MTM $4.77 $1,510 $18,120 None None NNN None Vacant 6, % Vacant 3, % Vacant 6, % Vacant 1, % Vacant 1, % Vacant 1, % Vacant 1, % Vacant 1, % Vacant 1, % Vacant 50, % Total Occupied 68, % Total Vacant 76, % Total 144, % $35,071 $420,855 *Right to Terminate Lease anytime after 01/01/

16 Common Area Maintenance (CAM) DAIRYLAND SQUARE SHOPPING CENTER PRICING DETAIL & OPERATING DATA PRICING & FINANCING Price $3,000,000 Cap Rate Price/SF 9.21% $20.72 Net Operating Income $276,349 Loan Type Proposed New Down Payment 30% / $900,000 Loan Amount $2,100,000 Interest Rate / Amortization 4.75% / 25 Years Debt Coverage Ratio 1.92 FINANCIAL ANALYSIS Operating Data Current Scheduled Base Rental Income $420,855 Expense Reimbursement Income CAM $22,719 Insurance $14,964 Real Estate Taxes $40,748 Management Fees $5,821 Total Reimbursement Income $84,253 Effective Gross Income $505,108 Less: Operating Expenses ($228,759) Net Operating Income $276,349 Debt Service ($143,670) Net Cash Flow After Debt Service 14.74% $132,680 Principal Reduction $44,888 Total Return 19.73% $177,568 Operating Expenses Current Per/SF Electric $5,791 $0.04 Lot Sweeping $5,700 $0.04 Trash Removal $853 $0.01 Snow Removal $15,476 $0.11 Landscaping $2,236 $0.02 Water & Sewer $6,881 $0.05 Lot Repairs $11,400 $0.08 Cleaning $936 $0.01 Lighting Repairs $451 $0.00 Miscellaneous $1,695 $0.01 Total CAM $51,419 $ Insurance Premiums $33,742 $ Real Estate Taxes $93,826 $0.65 Management Fee (4% of EGI) $19,971 $0.14 Owner Expenses for Vacant Utilities $15,300 $0.11 Reserves $14,500 $0.10 Total Expenses $228,759 $

17 MARKET OVERVIEW 17

18 5-Mile 8 DEMOGRAPHICS 3-Mile 1-Mile Dairyland Square Shopping Center 18

19 PROPERTY DAIRYLAND NAME SQUARE SHOPPING CENTER Created on September 2017 POPULATION 1 Miles 3 Miles 5 Miles 2021 Projection Total Population 8,634 34,279 68, Estimate Total Population 8,326 32,698 64, Census Total Population 8,298 32,337 63, Census Total Population 7,635 28,284 53,509 Current Daytime Population 2016 Estimate 7,160 26,102 51,723 HOUSEHOLDS 1 Miles 3 Miles 5 Miles 2021 Projection Total Households 3,725 13,420 27, Estimate Total Households 3,560 12,755 25,959 Average (Mean) Household Size Census Total Households 3,565 12,662 25, Census Total Households 3,229 11,088 21,550 Occupied Units 2021 Projection 3,725 13,420 27, Estimate 3,783 13,372 27,036 HOUSEHOLDS BY INCOME 1 Miles 3 Miles 5 Miles 2016 Estimate $150,000 or More 4.74% 5.56% 6.39% $100,000 - $149, % 14.47% 15.19% $75,000 - $99, % 14.31% 14.22% $50,000 - $74, % 21.78% 21.82% $35,000 - $49, % 15.46% 14.88% Under $35, % 27.13% 26.09% Average Household Income $67,644 $73,599 $77,156 Median Household Income $52,464 $58,133 $60,059 Per Capita Income $28,974 $28,836 $30,955 MARKETING DEMOGRAPHICS TEAM HOUSEHOLDS BY EXPENDITURE 1 Miles 3 Miles 5 Miles Total Average Household Retail Expenditure $65,670 $69,319 $70,095 Consumer Expenditure Top 10 Categories Housing $17,757 $18,462 $18,673 Transportation $12,554 $13,255 $13,466 Shelter $9,980 $10,351 $10,472 Food $6,541 $6,845 $6,859 Personal Insurance and Pensions $5,180 $5,761 $5,795 Health Care $4,532 $4,760 $4,885 Utilities $4,418 $4,550 $4,572 Entertainment $2,603 $2,778 $2,802 Household Furnishings and Equipment $1,711 $1,826 $1,845 Cash Contributions $1,563 $1,670 $1,794 POPULATION PROFILE 1 Miles 3 Miles 5 Miles Population By Age 2016 Estimate Total Population 8,326 32,698 64,924 Under % 25.73% 24.50% 20 to 34 Years 20.96% 18.35% 17.63% 35 to 39 Years 6.10% 5.92% 5.87% 40 to 49 Years 13.10% 14.03% 13.98% 50 to 64 Years 18.72% 20.15% 20.60% Age % 15.83% 17.44% Median Age Population 25+ by Education Level 2016 Estimate Population Age 25+ 5,595 22,432 45,457 Elementary (0-8) 2.15% 2.27% 2.24% Some High School (9-11) 7.02% 6.73% 6.32% High School Graduate (12) 41.57% 42.15% 39.04% Some College (13-15) 20.43% 18.48% 18.69% Associate Degree Only 8.63% 9.38% 9.18% Bachelors Degree Only 12.44% 13.11% 15.67% Graduate Degree 6.75% 6.95% 8.12% Source: 2016 Experian 19

20 PROPERTY DAIRYLAND NAME SQUARE SHOPPING CENTER MARKETING DEMOGRAPHICS TEAM Population In 2016, the population in your selected geography is 64,924. The population has changed by 21.33% since It is estimated that the population in your area will be 68, five years from now, which represents a change of 6.03% from the current year. The current population is 48.82% male and 51.18% female. The median age of the population in your area is 41.51, compare this to the US average which is The population density in your area is people per square mile. Race and Ethnicity The current year racial makeup of your selected area is as follows: 91.48% White, 3.86% Black, 0.03% Native American and 1.80% 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 3.27% of the current year population in your selected area. Compare this to the US average of 17.65%. Households There are currently 25,959 households in your selected geography. The number of households has changed by 20.46% since It is estimated that the number of households in your area will be 27,594 five years from now, which represents a change of 6.30% from the current year. The average household size in your area is 2.48 persons. Housing The median housing value in your area was $176,502 in 2016, compare this to the US average of $187,181. In 2000, there were 15,956 owner occupied housing units in your area and there were 5,594 renter occupied housing units in your area. The median rent at the time was $481. Income In 2016, the median household income for your selected geography is $60,059, compare this to the US average which is currently $54,505. The median household income for your area has changed by 29.70% since It is estimated that the median household income in your area will be $71,610 five years from now, which represents a change of 19.23% from the current year. Employment In 2016, there are 51,723 employees in your selected area, this is also known as the daytime population. The 2000 Census revealed that 56.77% of employees are employed in white-collar occupations in this geography, and 43.26% are employed in blue-collar occupations. In 2016, unemployment in this area is 4.77%. In 2000, the average time traveled to work was minutes. The current year per capita income in your area is $30,955, compare this to the US average, which is $29,962. The current year average household income in your area is $77,156, compare this to the US average which is $78,425. Source: 2016 Experian 20

21 E X C L U S I V E L Y L I S T E D B Y Frank Simcic Associate Associate Member - National Retail Group Cincinnati Office Tel: (513) Fax: (513) License: OH SAL Joel Dumes Senior Vice President Investments Senior Director - National Retail Group Cincinnati Office Tel: (513) Fax: (513) Licenses: OH SAL , KY Stan Falk First Vice President Investments Senior Director - National Retail Group Cincinnati Office Tel: (513) Fax: (513) License: OH SAL BOR: Mark Taylor

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