4824 CREEKVIEW RD 4824 Creekview Rd Rockford, IL Market Positioning and Pricing Analysis

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1 Presented to: Jeff Sturteky Presented by: James Ziegler 4824 CREEKVIEW RD 4824 Creekview Rd Rockford, IL Market Positioning and Pricing Analysis 1

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. Â 2017 Marcus & Millichap. All rights reserved CREEKVIEW RD Rockford, IL ACT ID Y

3 P R E S E N T E D B Y James Ziegler Senior Associate Associate Member - National Multi Housing Group Chicago O Hare Office Tel: (773) Fax: (773) james.ziegler@marcusmillichap.com License: IL

4 4824 CREEKVIEW RD TABLE OF CONTENTS SECTION INVESTMENT OVERVIEW 01 Property Overview Regional Map Local Map Aerial Photo FINANCIAL ANALYSIS 02 Rent Roll Summary Rent Roll Detail Operating Statement Notes Pricing Detail Proposal Price MARKET COMPARABLES 03 Sales Comparables Rent Comparables 4

5 4824 CREEKVIEW RD INVESTMENT OVERVIEW 5

6 4824 CREEKVIEW RD PROPERTY OVERVIEW PROPERTY OVERVIEW Marcus & Millichap is pleased to present this three building multi-family real estate portfolio opportunity in the city of Rockford, Illinois. The subject property of 4824 Creekview Road is located 4.4 miles east of Rockford's main downtown area, 3.6 miles west of the Jane Addams Memorial Tollway (I-90), one mile south of Rockford University, and 0.2 miles south of the East State & Dawn bus 11 stop. The unit mix for the subject properties consists of three sixteen unit buildings that break down into six one-bedroom one-bathroom units that measure 680 square feet, 24 large one-bedroom one-bathroom units that measure 760 square feet, six two-bedroom one-bathroom units that measure 870 square feet, and 12 large two-bedroom one-bathroom units that measure 980 square feet respectively. Rockford has several well-known culturally and historically significant venues, and is also called the Forest City. It is located just off of the beautiful Rock River and property values here have risen for two consecutive years. This investment opportunity offers an investor the opportunity to acquire a diverse portfolio in the thriving city of Rockford. The subject property is located just blocks from East State Street, which is one of the major retail corridors that lead into the downtown area of Rockford. This corridor offers residents a variety of retail shopping centers, restaurants, grocery stores, and nightlife opportunities. An investor can take full advantage of this real estate opportunity by capitalizing on this prime investment opportunity by raising current rents to conform to the market. Plus the ability to cash flow this property. PROPERTY OVERVIEW Patio or Balcony for Every Unit 2 Year Old Roof All Copper Plumbing On-Site Laundry Four Different Unit Layouts 6

7 4824 CREEKVIEW RD REGIONAL MAP 7

8 4824 CREEKVIEW RD LOCAL MAP 8

9 4824 CREEKVIEW RD AERIAL PHOTO 9

10 4824 CREEKVIEW RD PROPERTY PHOTO Marcus & Millichap closes more transactions than any other brokerage firm

11 4824 CREEKVIEW RD FINANCIAL ANALYSIS 11

12 4824 CREEKVIEW RD RENT ROLL SUMMARY FINANCIAL ANALYSIS 12

13 4824 CREEKVIEW RD RENT ROLL DETAIL FINANCIAL ANALYSIS 13

14 4824 CREEKVIEW RD RENT ROLL DETAIL FINANCIAL ANALYSIS 14

15 4824 CREEKVIEW RD OPERATING STATEMENT FINANCIAL ANALYSIS 15

16 4824 CREEKVIEW RD PRICING DETAIL FINANCIAL ANALYSIS 16

17 4824 CREEKVIEW RD PROPOSAL PRICE FINANCIAL ANALYSIS 17

18 4824 CREEKVIEW RD MARKET COMPARABLES 18

19 4824 CREEKVIEW RD SALES COMPARABLES MAP 4824 CREEKVIEW RD (SUBJECT) Versailles Place Rock River Tower Buckingham Square Luther Center Faust Landmark Rockford Portfolio Wildberry Village Forest Glen Bennett Street Townhouses Sun Valley The Windsor 929 N Main St 2329 Forest View Rd Pine Grove Oak Ridge SALES COMPARABLES ON MARKET COMPARABLES 19

20 PROPERTY 4824 CREEKVIEW NAMERD SALES COMPARABLES ON MARKET COMPARABLES SALES COMPS AVG ON MARKET COMPS AVG SALES COMPARABLES Average Cap Rate Avg. 8.49% Avg. 7.82% Creekview Rd Versailles Place Rock River Tower Buckingham Square Luther Center Faust Landmark Rockford Portfolio Wildberry Village Forest Glen Bennett Street Townhouses Sun Valley The Windsor 929 N Main St 2329 Forest View Rd Pine Grove Oak Ridge 20

21 PROPERTY 4824 CREEKVIEW NAMERD SALES COMPARABLES ON MARKET COMPARABLES SALES COMPS AVG ON MARKET COMPS AVG SALES COMPARABLES Average GRM Avg Avg Creekview Rd Versailles Place Rock River Tower Buckingham Square Luther Center Faust Landmark Rockford Portfolio Wildberry Village Forest Glen Bennett Street Townhouses Sun Valley The Windsor 929 N Main St 2329 Forest View Rd Pine Grove Oak Ridge 21

22 PROPERTY 4824 CREEKVIEW NAMERD SALES COMPARABLES ON MARKET COMPARABLES SALES COMPS AVG ON MARKET COMPS AVG SALES COMPARABLES Average Price Per Square Foot $72.00 $64.80 $57.60 Avg. $55.85 $50.40 $43.20 Avg. $44.97 $36.00 $28.80 $21.60 $14.40 $7.20 $ Creekview Rd Versailles Place Rock River Tower Buckingham Square Luther Center Faust Landmark Rockford Portfolio Wildberry Village Forest Glen Bennett Street Townhouses Sun Valley The Windsor 929 N Main St 2329 Forest View Rd Pine Grove Oak Ridge 22

23 PROPERTY 4824 CREEKVIEW NAMERD SALES COMPARABLES ON MARKET COMPARABLES SALES COMPS AVG ON MARKET COMPS AVG SALES COMPARABLES Average Price Per Unit $80,000 $72,000 $64,000 $56,000 $48,000 Avg. $46,875 Avg. $43,974 $40,000 $32,000 $24,000 $16,000 $8,000 $ Creekview Rd Versailles Place Rock River Tower Buckingham Square Luther Center Faust Landmark Rockford Portfolio Wildberry Village Forest Glen Bennett Street Townhouses Sun Valley The Windsor 929 N Main St 2329 Forest View Rd Pine Grove Oak Ridge 23

24 PROPERTY 4824 CREEKVIEW NAMERD SALES MARKETING COMPARABLES TEAM SALES COMPARABLES ON MARKET COMPARABLES 4824 CREEKVIEW RD 4824 Creekview Rd, Rockford, IL, VERSAILLES PLACE APARTMENTS 5145 E State St, Rockford, IL, ROCK RIVER TOWER 913 N Main St, Rockford, IL, Units Unit Type Offering Price: $2,500, Bdr 1Bath Price/Unit: $52, Bdr 1Bath Price/SF: $63.61 CAP Rate: 6.98% GRM: 7.18 Total No. of Units: 48 Year Built: 1968 Units Unit Type Close Of Escrow: 4/25/ Bdr 1 Bath Sales Price: $6,400, Bdr Bath Price/Unit: $51, Bdr 2 Bath Price/SF: $65.57 CAP Rate: 7.75% GRM: 7.25 Total No. of Units: 124 Year Built: 1972 Units Unit Type Close Of Escrow: 3/17/ Studio 1 Bath Sales Price: $8,177, Bdr 1 Bath Price/Unit: $74, Bdr 2 Bath Price/SF: $41.09 CAP Rate: 7.10% GRM: 7.90 Total No. of Units: 110 Year Built: 1963 Underwriting Criteria Income $325,693 Expenses $151,293 NOI $174,400 Vacancy ($27,869) 24

25 PROPERTY 4824 CREEKVIEW NAMERD SALES MARKETING COMPARABLES TEAM SALES COMPARABLES ON MARKET COMPARABLES BUCKINGHAM SQUARE APARTMENTS 4206 Florida Dr, Rockford, IL, LUTHER CENTER 111 W State St, Rockford, IL, FAUST LANDMARK 630 E State St, Rockford, IL, Units Unit Type Close Of Escrow: 10/20/ Bdr 1 Bath Sales Price: $4,625, Bdr 1 Bath Price/Unit: $38,542 Price/SF: $37.36 CAP Rate: 10.73% GRM: 4.27 Total No. of Units: 120 Year Built: 1969 Units Unit Type Close Of Escrow: 4/21/ Bdr 1 Bath Sales Price: $10,450, Bdr 1 Bath Price/Unit: $52,250 Price/SF: $70.59 CAP Rate: 6.45% GRM: 8.55 Total No. of Units: 200 Year Built: 1979 Units Unit Type Close Of Escrow: 6/21/ Studio 1 Bath Sales Price: $8,542, Bdr 1 Bath Price/Unit: $42, Bdr 1 Bath Price/SF: $ Bdr 2 Bath Total No. of Units: 200 Year Built:

26 PROPERTY 4824 CREEKVIEW NAMERD SALES MARKETING COMPARABLES TEAM SALES COMPARABLES ON MARKET COMPARABLES ROCKFORD PORTFOLIO 3701 Trilling Ave, Rockford, IL, WILDBERRY VILLAGE Forest Hills Road, Rockford, IL, FOREST GLEN APARTMENTS 7010 Forest Glen Drive, Rockford, IL, Units Unit Type Sales Price: $9,800,000 8 Studio 1 Bath Price/Unit: $42, Bdr 1 Bath Price/SF: $ Bdr 1 Bath Total No. of Units: 233 Year Built: 1950 Units Unit Type Close Of Escrow: 12/13/ Bdr 1 Bath Sales Price: $3,095, Bdr 1 Bath Price/Unit: $41,824 Price/SF: $24.13 CAP Rate: 9.00% GRM: 6.00 Total No. of Units: 74 Year Built: 1980 Units Unit Type Close Of Escrow: 12/27/ Bdr 1 Bath Sales Price: $9,600, Bdr Bath Price/Unit: $68, Bdr 2 Bath Price/SF: $41.28 CAP Rate: 7.22% GRM: 7.78 Total No. of Units: 140 Year Built: 1996 NOTES Currently Under Contract by Marcus & Millichap 26

27 PROPERTY 4824 CREEKVIEW NAMERD SALES MARKETING COMPARABLES TEAM SALES COMPARABLES ON MARKET COMPARABLES BENNETT STREET TOWNHOUSES 5417 Bennett St, Loves Park, IL, SUN VALLEY APARTMENTS 3304 Sun Valley Ter, Rockford, IL, THE WINDSOR 902 N Main St, Rockford, IL, Units Unit Type Close Of Escrow: 1/5/ Bdr 1.5 Bath Sales Price: $732, Bdr 1.5 Bath Price/Unit: $45, Bdr 1.5 Bath Price/SF: $ Bdr 1.5 Bath Total No. of Units: 16 Year Built: 1970 Units Unit Type Close Of Escrow: 8/1/ Bdr 1 Bath Sales Price: $867, Bdr 1 Bath Price/Unit: $26,273 Price/SF: $26.07 Total No. of Units: 33 Year Built: 1964 Units Unit Type Close Of Escrow: 3/31/ Bdr 1 Bath Sales Price: $925, Bdr 1 Bath Price/Unit: $33, Bdr 1 Bath Price/SF: $38.54 CAP Rate: 6.83% GRM: 6.57 Total No. of Units: 28 Year Built:

28 PROPERTY 4824 CREEKVIEW NAMERD SALES MARKETING COMPARABLES TEAM SALES COMPARABLES ON MARKET COMPARABLES 929 N MAIN ST 929 N Main St, Rockford, IL, FOREST VIEW RD 2329 Forest View Rd, Rockford, IL, PINE GROVE APARTMENTS 6006 Elm Ct, Loves Park, IL, Units Unit Type Close Of Escrow: 8/3/ Studio 1 Bath Sales Price: $1,700, Bdr 1 Bath Price/Unit: $28,333 Price/SF: $47.35 CAP Rate: 7.50% GRM: 7.50 Total No. of Units: 60 Year Built: 1952 Units Unit Type Close Of Escrow: 3/18/ Bdr 1.5 Bath Sales Price: $369,000 Price/Unit: $26,357 Price/SF: $52.28 Total No. of Units: 14 Year Built: 1974 Units Unit Type On Market 15 1 Bdr 1 Bath List Price: $3,400, Bdr 1 Bath Price/Unit: $56, Bdr 1 Bath Price/SF: $66.28 CAP Rate: 8.49% GRM: 7.58 Total No. of Units: 60 Year Built: 1969 NOTES Currently Listed by Marcus & Millichap 28

29 PROPERTY 4824 CREEKVIEW NAMERD SALES MARKETING COMPARABLES TEAM SALES COMPARABLES ON MARKET COMPARABLES OAK RIDGE 4115 Harrison Ave, Rockford, IL, Units Unit Type On Market 4 1 Bdr 1 Bath List Price: $890, Bdr 1 Bath Price/Unit: $37,083 Price/SF: $45.41 CAP Rate: 8.49% GRM: 6.51 Total No. of Units: 24 Year Built: 1969 NOTES Currently Listed by Marcus & Millichap 29

30 4824 CREEKVIEW RD 8 RENT COMPARABLES MAP 4824 CREEKVIEW RD (SUBJECT) Hampton Ridge The Arbors Roberts Court Buckingham Square Harrison View Great Oaks Beacon Hill Laramie Lane Pembrook Place Crestview Manor

31 PROPERTY 4824 CREEKVIEW NAMERD AVERAGE OCCUPANCY RENT COMPARABLES 100 Avg % Creekview Rd Hampton Ridge The Arbors Roberts Court Buckingham Square Harrison View Great Oaks Beacon Hill Laramie Lane Pembrook Place Crestview Manor 31

32 PROPERTY 4824 CREEKVIEW NAMERD RENT COMPARABLES AVERAGE RENT - MULTIFAMILY 2 Bedroom $1,000 $900 $800 $700 Avg. $660 $600 $500 $400 $300 $200 $100 $0 1 Bedroom 4824 Creekview Rd Hampton Ridge The Arbors Roberts Court Buckingham Square Harrison View Great Oaks Beacon Hill Laramie Lane Pembrook Place Crestview Manor $1,000 $900 $800 $700 $600 Avg. $576 $500 $400 $300 $200 $100 $ Creekview Rd Hampton Ridge The Arbors Roberts Court Buckingham Square Harrison View Great Oaks Beacon Hill Laramie Lane Pembrook Place Crestview Manor 32

33 PROPERTY 4824 CREEKVIEW NAMERD RENT MARKETING COMPARABLES TEAM 4824 CREEKVIEW RD 4824 Creekview Rd, Rockford, IL, HAMPTON RIDGE 3464 Hampton Ridge Dr, Rockford, IL, THE ARBORS 3936 Eagle Dr, Rockford, IL, Unit Type Units SF Rent Rent/SF 1Bdr 1Bath $578 $0.78 2Bdr 1Bath $688 $0.73 Total/Avg $619 $0.76 Unit Type Units SF Rent Rent/SF 1 Bdr 1 Bath $640 $ Bdr 1 Bath $721 $0.74 Total/Avg $714 $0.75 Unit Type Units SF Rent Rent/SF 1 Bdr 1 Bath $556 $ Bdr 1 Bath $667 $0.77 Total/Avg $631 $0.80 YEAR BUILT: 1968 OCCUPANCY: 88% YEAR BUILT: 1998 OCCUPANCY: 89% YEAR BUILT:

34 PROPERTY 4824 CREEKVIEW NAMERD RENT MARKETING COMPARABLES TEAM ROBERTS COURT 719 N Court St, Rockford, IL, BUCKINGHAM SQUARE APARTMENTS 4206 Florida Dr, Rockford, IL, HARRISON VIEW APARTMENTS 4242 Harrison Ave, Rockford, IL, Unit Type Units SF Rent Rent/SF 1 Bdr 1 Bath $475 $ Bdr 1.5 Bath 29 1,000 $500 $0.50 Total/Avg $488 $0.59 Unit Type Units SF Rent Rent/SF 1 Bdr 1 Bath $550 $ Bdr 1 Bath $625 $0.71 Total/Avg $613 $0.71 Unit Type Units SF Rent Rent/SF 1 Bdr 1 Bath $550 $ Bdr 1 Bath $625- $650 $0.85 Total/Avg $630 $0.85 OCCUPANCY: 95% YEAR BUILT: 1980 OCCUPANCY: 100% YEAR BUILT: 1969 OCCUPANCY: 100% YEAR BUILT:

35 PROPERTY 4824 CREEKVIEW NAMERD RENT MARKETING COMPARABLES TEAM GREAT OAKS APARTMENTS 4801 Linden Rd, Rockford, IL, BEACON HILL APARTMENTS 5203 Linden Rd, Rockford, IL, LARAMIE LANE 4126 Laramie Ln, Rockford, IL, Unit Type Units SF Rent Rent/SF 1 Bdr 1 Bath $426 $ Bdr 1 Bath $526 $0.75 Total/Avg $453 $0.77 Unit Type Units SF Rent Rent/SF 1 Bdr 1 Bath $490 $ Bdr 1 Bath $589 $0.79 Total/Avg $539 $0.78 Unit Type Units SF Rent Rent/SF 2 Bdr 1 Bath $725 $0.85 Total/Avg $725 $0.85 OCCUPANCY: 94% YEAR BUILT: 1973 OCCUPANCY: 92% YEAR BUILT: 1979 OCCUPANCY: 100% YEAR BUILT:

36 PROPERTY 4824 CREEKVIEW NAMERD RENT MARKETING COMPARABLES TEAM PEMBROOK PLACE 1775 Stowmarket Ave, Rockford, IL, CRESTVIEW MANOR APARTMENTS 2305 S Alpine Rd, Rockford, IL, Unit Type Units SF Rent Rent/SF 1 Bdr 1 Bath $950- $985 $ Bdr 1 Bath 41 1,005-1,070 $950- $990 $ Bdr 2 Bath 26 1,040-1,180 $1,010- $1,045 $ Bdr 2 Bath 47 1,300-1,380 $1,120- $1,275 $0.89 Total/Avg ,136 $1,059 $0.93 Unit Type Units SF Rent Rent/SF 1 Bdr 1 Bath $515- $535 $ Bdr 1 Bath $615- $625 $0.70 Total/Avg $586 $0.73 OCCUPANCY: 100% YEAR BUILT: 2000 OCCUPANCY: 95% YEAR BUILT:

37 P R E S E N T E D B Y James Ziegler Senior Associate Associate Member - National Multi Housing Group Chicago O Hare Office Tel: (773) Fax: (773) james.ziegler@marcusmillichap.com License: IL

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