Jeffrey Bramson, a licensed real estate broker in the state of Illinois, along with Holliday Fenoglio Fowler, L.P. (collectively HFF ).

Transcription

1 Jeffrey Bramson, a licensed real estate broker in the state of Illinois, along with Holliday Fenoglio Fowler, L.P. (collectively HFF ).

2 Holliday Fenoglio Fowler, L.P. ( HFF ) is pleased to present 544 Lakeview Parkway ( the Property or 544 Lakeview ), a 139,324 RSF, fully amenitized, Class A office building located in Vernon Hills, Illinois. The Property is 70.3% leased and derives income stability from Mercer (Marsh & McLennan, Moody s: Baa1), Option Care (Walgreens, Moody s: Baa1), Brunswick Corporation (Moody s: Baa2), and Wonderlic. 544 Lakeview affords an investor the unique opportunity to benefit from long-term, in-place cash flow and increase value by capitalizing on recent leasing momentum to stabilize the property. Further, the Property is proximate to the affluent North Shore communities, which are home to the Chicago area s executives and decision makers. KEY PORTFOLIO STATISTICS Address: City: Total Rentable Area: 544 Lakeview Parkway Vernon Hills 139,324 RSF Percent Leased: 70.3% Stories: 3 Date Completed: 1994 Average Floor Plates: Land Site: Parking Spaces: Remaining W.A.L.T: 48,000 RSF Acres 696 Spaces; 4.8 / 1,000 Ratio Includes 14 disabled spaces 7.4 Years 2

3 EXECUTIVE SUMMARY 85% 85% INVESTMENT GRADE of the office occupied area Institutional, Credit Quality Tenancy 544 Lakeview possesses a best-in-class offering as 85% of the occupied area is leased to publicly traded, investment grade tenants. The tenancy roster consists of 3 institutional tenants that provide the Property with unprecedented stability. Mercer operates under Marsh & McLennan (Moody s: Baa1) and Option Care operates under Walgreens Boots Alliance (Moodys: Baa2). Brunswick Corporation (Moody s: Baa2) functions as an investment grade, publicly traded company. The 4th tenant in the building, Wonderlic, is known as the leading provider of assessments for job searches and student placement alike. Wonderlic has been highly reputable for over 80 years. The unwavering tenancy strength emphasizes the strong desirability of the property. SUMMARY OF PRIMARY TENANTS TENANT RATING INDUSTRY RSF % CURRENT RENT/SF EXPIRES W.A.L.T. Mercer Moody s: Baa1 Consulting 49, % $13.85 Feb Yrs Option Care Moody s: Baa2 Health Care 22, % $14.50 Dec Yrs Wonderlic N/A Education 14, % $13.00 Dec Yrs Brunswick Corporation Moody s: Baa2 Recreational 12, % $13.00 Aug Yrs Total/Weighted Average 97, % $ Yrs Tremendous Recent Leasing Velocity In the last 18 months, the Property has benefited from nearly 50,000 RSF of new leasing activity. This leasing velocity accounts for 50% of the Property s occupied area, with new deals having reached $13.50/RSF net rents. This impressive leasing velocity provdes a new investor the opportunity to increase NOI by over 33% by leasing up just 15% of additional vacant space in a short period of time. 3

4 Fully Amenitized Property 544 Lakeview offers tenants an unparalleled suite of on-site amenities, most of which have been recently upgraded. These distinctive and highly desirable amenities help to position the Property as a best-of-the-best asset in the market. On-site amenities include; a 2,730 RSF fitness center with locker rooms, 4,155 RSF deli and accompanying cafeteria, outdoor seating area overlooking a beautiful landscaped pond and an above market parking ratio of 4.8 per 1,000/RSF. 4

5 EXECUTIVE SUMMARY Chicago s Premier Office Submarket The North submarket s strong demographic and high-end housing stock provide an exceptional labor pool that keeps vacancy rates consistently below the suburban average and makes it the premier option for Chicagoland area companies. Of the 25 Fortune 500 companies headquartered in suburban Chicago, 15 are located in the North Suburban submarket including Caterpillar, who recently decided to relocate their headquarters to Deerfield. Along with Caterpillar, Abbott Laboratories, Allstate, Anixter, Aon Hewitt, Astellas, CVS, Caremark, Hospira, Illinois Tool Works, Takeda, and Walgreens are all located in the North Suburban submarket. 137 FORTUNE 500 HEADQUARTERS IN CHICAGO MSA LINCOLNSHIRE WHEELING LAKE FOREST DEERFIELD 68 HIGHLAND PARK 41 NORTHBROOK CHICAGO RANKING COMPANY FORTUNE 500 RANKING INDUSTRY 2016 REVENUES (MILLIONS) LOCATION 1 Walgreens Boots Alliance 17 Food and Drug Stores $117,351 Deerfield,IL 2 Boeing 24 Aerospace & Defense $94,571 Chicago, IL 3 Archer Daniels Midland 45 Food Production $62,346 Chicago, IL 4 Caterpillar 74 Construction & Farm Machinery $38,537 Deerfield, IL 5 United Continental 83 Airlines $36,556 Chicago, IL 6 Allstate 84 Insurance $36,534 Northbrook, IL 7 Exelon 89 Utilities: Gas and Electric $31,360 Chicago, IL 8 Mondelez International 109 Food Consumer Products $25,923 Deerfield, IL 9 AbbVie 111 Pharmaceuticals $25,638 North Chicago, IL 10 Mcdonald's 112 Food Services $24,622 Oak Brook, IL 11 US Foods Holding 124 Wholesalers: Food and Grocery $22,919 Rosemont, IL 12 Sears 127 General Merchandisers $22,138 Hoffman Estates, IL 13 Abbott Laboratories 135 Medical Products and Equipment $20,853 Abbott Park, IL 14 ConAgra Foods 197 Food Consumer Products $14,134 Chicago, IL 15 CDW 199 Information Technology Services $13,982 Lincolnshire, IL 16 Illinois Tool Works 202 Industry Machinery $13,599 Glenview, IL 17 Discover Financial Services 277 Commercial Banking $10,497 Riverwoods, IL 18 Baxter International 281 Medical Products and Equipment $10,163 Deerfield, IL 19 W.W. Grainger 282 Diversified Wholesalers $10,137 Lake Forest, IL 20 LKQ 304 Diversified Wholesalers $9,082 Chicago, IL 21 Tenneco 322 Motor Vehicles and Parts $8,599 Lake Forest, IL 22 Navistar International 337 Motor Vehicles and Parts $8,111 Lisle, IL 23 Univar 338 Wholesalers: Diversified $8,074 Downers Grove, IL 24 Anixter International 359 Diversified Wholesalers $7,625 Glenview, IL 25 R.R. Donnelley & Sons 388 Publishing, Printing $6,896 Chicago, IL 26 Jones Lang LaSalle 391 Real Estate $6,804 Chicago, IL 27 Dover 392 Industrial Machinery $6,794 Downers Grove, IL 28 TreeHouse Foods 427 Food Consumer Products $6,175 Oak Brook, IL 29 Motorola Solutions 433 Network and Communications Equip. $6,038 Schaumburg, IL 30 Old Republic International 439 Insurance $5,901 Chicago, IL 31 Packaging Corp of America 450 Packaging, Containers $5,779 Lake Forest, IL 32 Ingredion 456 Food Production $5,704 Westchester, IL 33 Arthur J Gallagher 462 Diversified Financials $5,595 Itasca, IL 34 Essendant 487 Wholesalers: Electronics and Office Equip $5,369 Deerfield, IL Source: Fortune (2016) Suburban-based Headquarters North Suburban-based Headquarters (1) (2) Caterpillar will relocate to Deerfield in 2018 McDonald s will relocate to downtown Chicago in

6 Strength of the Suburbs Media reports have consistently portrayed a lagging suburban market, one that has fallen to the wayside to the Chicago CBD s real estate fundamentals and investment potential. Contrary to this portrayed image, suburban fundamentals continue to improve and often outperform the CBD in key indicators including cumulative absorption, which has outpaced CBD absorption by over 500,000 RSF since The continued strength of economic growth in the Chicago suburban markets provides well informed investors the opportunity to enter a rising market at a highly competitive basis. Cumulative Absorption (RSF) 8,000,000 7,000,000 6,000,000 5,000,000 4,000,000 3,000,000 2,000,000 1,000,000 - HISTORIC SUBURBAN V. CBD CUMULATIVE ABSORPTION Cumulative CBD Absorption (RSF) Cumulative Suburban Absorption (RSF) 6.00% 5.00% 4.00% 3.00% 2.00% 1.00% 0.00% Suburban Resurgence: 2.4 million RSF of net absorption in the suburbs since 2014, versus 1.6 million RSF of net aborption in the CBD Absorption (%) 6

7 EXECUTIVE SUMMARY SUBURBAN CLASS A OFFICE (REPLACEMENT COST/SF) Land $35 Core & Shell $160 Tenant Improvements $75 Parking $50 Total Hard Costs $320 Lease Commissions $26 Financing Costs $10 Other Soft Costs $5 Total Soft Costs $41 Total Development Cost ($/GSF) $361 Yield on Cost 9.00% Net Rents $33 Value-Add Upside with Competitive Basis At Substantial Discount To Replacement Cost While the property offers a stable cash-flow through a highly reputable tenancy base, it also offers significant value-add potential. At 70.3% leased, there is room for lease up growth and a much improved NOI stream. The existing tenant lineup provides over 7 years of WALT, emphasizing a stable and diversified revenue stream for an investor to further build upon. An investor can lease up an additional 15% of total property area to increase NOI by over 33% within 3 years. Furthermore, new construction has slowed in recent years as a result of rising construction costs and a lack of desirable office development sites; replacement costs for Class A office product are in excess of $360 per square foot. An investor has the ability to acquire the property at a value significantly below replacement cost, providing an opportunity to achieve superior leasing performance and an appealing yield over investor s hold period. $40.00 NET RENTAL RATE COMPARISON $33.00 /RSF 58% discount to replacement rents $30.00 NET RENTS $20.00 $10.00 $13.91 /RSF $0 New Construction 544 Lakeview 7

8 I mm e d i a t e Acce ss t o Class A Amenities 544 Lakeview offers a state-of-the-art amenity package, which includes a surface parking lot featuring a 4.8/1,000 RSF ratio, beautifully finished 2-story lobby, and a patio for tenant enjoyment. Most importantly, the Property sits in the epicenter of WNLINE RD OW TOW TO T TOWNLINE ST AST EA EAS the retail hub serving Vernon Hills and the neighboring suburbs. The area immediately surrounding the Property is saturated with retail and dining options as well as several hotel and entertainment options. The Hawthorn Hills Square, the Marketplace at Vernon Hills, Target, a future Whole E AV UKE ILWA MIL 1.4 million square foot Hawthorn Mall, the E Foods, and numerous restaurant options in the immediate vicinity of the Property are incredibly attractive to the area s workforce. 544 Lakeview is less than a mile from the Hawthorn Mall, the Hawthorn Hills Square and is under a 5-minute drive from the Oak Creek Shopping Center, all on Townline Road. 8

9 EXECUTIVE SUMMARY Skilled Labor Pool in Lake County and Vernon Hills The North Suburban submarket is the preferred headquarters location for companies in the biotech, pharmaceutical, advanced manufacturing, financial services and professional services industries. Due to its lower real estate taxes, Lake County offers an attractive location for businesses to grow and prosper with a significant advantage over the higher Cook County real estate taxes found in the Northwest Submarket and parts of the North Submarket. More specifically, Vernon Hills has attracted several large corporations with its highly skilled work-force, excellent business parks and VERNON HILLS SKILLED LABOR POOL DEMOGRAPHICS 1-MILE RADIUS 3-MILE RADIUS 5-MILE RADIUS VERNON HILLS LAKE COUNTY ILLINOIS numerous retail amenities. Vernon Hills serves as the headquarter location for American Hotel Registry company, Rust-Oleum and Elorac companies with expansive real estate needs. The table to the right clearly highlights the superior quality of the skilled labor pool located in Vernon Hills as compared to overall Lake County, with over 60% of the population holding a bachelor s degree or higher. % Attaining Bachelor's Degree or Higher 64.0% 59.9% 60.5% 62.4% 43.1% 32.2% Average Household Income $147,501 $152,817 $160,642 $143,621 $120,529 $84,285 Median Housing Value $363,622 $389,576 $418,383 $372,944 $272,964 $192,459 Source: Nielsen 9

10 Contact Information HFF Chicago 150 North Riverside Plaza Suite 2500 Chicago, IL Telephone: Fax: Investment Contacts Patrick M. Shields Director Debt Contacts Christopher S. Carroll Managing Director Bryan D. Rosenberg Director Trent R. Niederberger Senior Director Jeffrey M. Bramson Senior Managing Director/Managing Broker Jaime M. Fink Senior Managing Director Leasing Contacts Michael Adams Senior Managing Director Jared C. Eck Analyst Rob A. Lundin Senior Managing Director Holliday Fenoglio Fowler, L.P. ( HFF ), HFF Securities L.P. and HFF Securities Limited (collectively, HFFS ) are owned by HFF, Inc. (NYSE: HF). HFF operates out of 24 offices and is a leading provider of commercial real estate and capital markets services to the global commercial real estate industry. HFF, together with its affiliates, offers clients a fully integrated capital markets platform including debt placement, investment advisory, equity placement, advisory services, loan sales and commercial loan servicing. For more information, please visit hfflp.com or follow HFF on 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 specific 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.