3449 W. SCHUBERT AVE.
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1 A MULTIFAMILY INVESTMENT OPPORTUNITY 3449 W. SCHUBERT AVE. CHICAGO, IL N Elston Ave., Suite 302, Chicago, IL Phone: Website: essexrealtygroup.com
2 TABLE OF CONTENTS 1. PROPERTY INFORMATION 3 Property Location Investment Overview Location Overview Property Details Kitchens Living Areas Dining Areas Bedrooms Bathrooms Basement Area & Exterior Mechanicals 2. FINANCIAL ANALYSIS 15 Rent Roll Unit Mix / Income & Expenses Financial Summary 3. RENT COMPARABLES 19 Rent Comps Map Rent Comp Analysis Rent Comps 4. SALE COMPARABLES 25 Sale Comps Map Sale Comp Analysis Sale Comps 5. SURVEY 32 Survey 6. DEMOGRAPHICS 34 Demographics Map
3 A MULTIFAMILY INVESTMENT OPPORTUNITY 3449 W. SCHUBERT AVE. CHICAGO, IL SECTION 1 PROPERTY INFORMATION
4 SECTION 1 PROPERTY LOCATION accuracy of the information. References to square footage are approximate.buyer must verify the information and bears all risks for any inaccuracies. 4
5 SECTION 1 INVESTMENT OVERVIEW Essex Realty Group, Inc is proud to exclusively market for sale 3449 W. Schubert Ave. The subject property is a 12-unit brick, corner walk-up building at the intersection of Schubert and St. Louis in the Logan Square neighborhood of Chicago. The unit mix consists of nine (9) 1 Bed / 1 Bath layouts and three (3) 2 Bed / 1 Bath layouts. The apartments are extremely spacious with separate dining areas and have hardwood floors throughout. Most of the units have received modern updates throughout the years and the finishes slightly vary by unit. These updates may include granite countertops, quality cabinetry, stainless steel appliances, and dishwashers. Due to the size of the units and their favorable floor plans, most of the one-bedroom units can easily be converted into twobedroom apartments. Additionally, there is an opportunity to duplex apartments given the basement ceiling heights. All the units have individual gas forced furnaces that are separately metered. Electricity was replaced in 2014 and is also separately metered with 800 AMP service coming into the building; therefore, these utilities are tenant paid. Domestic hot water is provided to the units by a 100-gallon Bradford White tank that was replaced in The windows were replaced several years ago with vinyl sliders. In 2007, all the porches were completely rebuilt and replaced with high-quality steel porches. The plumbing in the building is copper throughout. There are two washers and dryers located in the basement of the property that are building owned. The building features storage in the basement and a unique backyard recreational space with patio furniture as an amenity for tenants. The subject property is situated in the northwest corner of Logan Square which offers its residents unbeatable community experience, rich culture, close proximity to Chicago s business district, and a variety of retail and nightlife options W. Schubert is just 4 minutes walking distance from the Milwaukee Ave. commercial corridor. The north entrance of the CTA Blue line Logan Square station, located at the intersection of Spaulding Ave. and Milwaukee Ave. is just a 4 minute walk from the subject property. accuracy of the information. References to square footage are approximate.buyer must verify the information and bears all risks for any inaccuracies. 5
6 SECTION 1 LOCATION OVERVIEW The Logan Square neighborhood is located approximately three miles northwest of Chicago s Central Business District. The neighborhood is bordered by North Ave. to the south, Diversey Ave. to the north, the Chicago River to the east, and the Metra North Line railroad to the west. In the past several years, the area has enjoyed booming growth in population and popularity with Chicago s residents, as evidenced by the opening of a variety of new retail developments and popular bars and restaurants. Known for its historical architecture, scenic boulevards, and expansive parks, Logan Square is regularly regarded as one of Chicago s most sought after neighborhoods. Boasting a population of nearly 177,000 residents and an average household income just under $77,000, Logan Square has experienced a recent surge in its student and young business professional population. The neighborhood s rich culture, close proximity to downtown, and unique commercial offerings appeal greatly to the millennial population who desire communities with vibrant character and eclectic charm. In recent years, the seven-acre Palmer Square Park located in the heart of Logan Square underwent significant upgrades, including the development of new walking and biking trails, children's play areas, and extensive landscaping. The newly renovated park hosts several festivals throughout the spring, summer and fall. Logan Square is easily accessible via the Kennedy Expressway and various transportation options provided by the Chicago Transit Authority, making the area an ideal place for working, living, shopping, dining, and entertainment. The subject property is conveniently situated in the northwest corner of this immensely popular and ever-growing neighborhood offering its residence an unbeatable community experience and fantastic access to all that Chicago has to offer. accuracy of the information. References to square footage are approximate.buyer must verify the information and bears all risks for any inaccuracies. 6
7 SECTION 1 PROPERTY DETAILS Property Summary ADDRESS: 3449 W. Schubert Ave. PIN: YEAR BUILT: 1913 LOT SIZE: Approx. (44.5' X 125') 5,562 SF - Per City Zoning Website ZONING: RS-3 NO. OF UNITS: 12 Building Systems HEAT: HOT WATER: PLUMBING: Separate Furnaces Bradford White Hydrojet 100-Gallon Hot Water Heater (2016) Copper Plumbing ELECTRIC: 800 AMP Service (Replaced in 2014); Separately Metered WINDOWS: ROOF: Vinyl Modified Bitumem (New Layer) PORCHES: Steel (2007) LAUNDRY: Two Washers / Two Dryers (Building Owned) accuracy of the information. References to square footage are approximate.buyer must verify the information and bears all risks for any inaccuracies. 7
8 SECTION 1 KITCHENS accuracy of the information. References to square footage are approximate.buyer must verify the information and bears all risks for any inaccuracies. 8
9 SECTION 1 LIVING AREAS accuracy of the information. References to square footage are approximate.buyer must verify the information and bears all risks for any inaccuracies. 9
10 SECTION 1 DINING AREAS accuracy of the information. References to square footage are approximate.buyer must verify the information and bears all risks for any inaccuracies. 10
11 SECTION 1 BEDROOMS accuracy of the information. References to square footage are approximate.buyer must verify the information and bears all risks for any inaccuracies. 11
12 SECTION 1 BATHROOMS accuracy of the information. References to square footage are approximate.buyer must verify the information and bears all risks for any inaccuracies. 12
13 SECTION 1 BASEMENT AREA & EXTERIOR accuracy of the information. References to square footage are approximate.buyer must verify the information and bears all risks for any inaccuracies. 13
14 SECTION 1 MECHANICALS accuracy of the information. References to square footage are approximate.buyer must verify the information and bears all risks for any inaccuracies. 14
15 A MULTIFAMILY INVESTMENT OPPORTUNITY 3449 W. SCHUBERT AVE. CHICAGO, IL SECTION 2 FINANCIAL ANALYSIS
16 SECTION 2 RENT ROLL UNIT NUMBER UNIT TYPE CURRENT RENT LEASE EXPIRATION MARKET RENT Bed / 1 Bath $1,400 7/31/2018 $1, Bed / 1 Bath $1,400 6/30/2018 $1, Bed / 1 Bath $1,415 6/30/2018 $1, Bed / 1 Bath $1,495 6/30/2018 $1, Bed / 1 Bath $1,515 7/31/2018 $1, Bed / 1 Bath $1,350 7/31/2018 $1, Bed / 1 Bath $1,445 9/30/2017 $1, Bed / 1 Bath $1,445 9/30/2017 $1, Bed / 1 Bath $875 MTM $1, Bed / 1 Bath $1,395 3/31/2018 $1, ¹ 1 Bed / 1 Bath $500 MTM $1, Bed / 1 Bath $1,395 4/30/2018 $1,500 TOTALS/AVERAGES $15,630 $18,525 accuracy of the information. References to square footage are approximate.buyer must verify the information and bears all risks for any inaccuracies. 16
17 SECTION 2 UNIT MIX / INCOME & EXPENSES Unit Type Count Min Rent Max Rent Current Avg. Rent Current Mo. Income Current Annual Income Pro Forma Avg. Rent Pro Forma Mo. Income Pro Forma Annual Income 1 Bed / 1 Bath 2 Bed / 1 Bath Totals 9 $500 $1,445 $1,252 $11,270 $135,240 $1,483 $13,350 $160,200 3 $1,350 $1,515 $1,453 $4,360 $52,320 $1,725 $5,175 $62, $15,630 $187,560 $18,525 $222,300 Income Summary Current % of SGI Per Unit Pro Forma % of SGI Per Unit Gross Potential Rent $187, % $15,630 $222, % $18,525 Laundry $1, % $ $1, % $ Scheduled Gross Income (SGI) $189, % $15,630 $224, % $18,525 Vacancy / Collection Loss $5, % $473 $6, % $560 Effective Gross Income (EGI) $183, % $15,157 $217, % $17,965 Expense Summary Current % of SGI Per Unit Pro Forma % of SGI Per Unit Real Estate Taxes 1 $16, % $1,369 $16, % $1,369 Property Insurance $5, % $450 $5, % $450 Gas $ % $52 $ % $52 Electric $2, % $192 $2, % $192 Water & Sewer $3, % $260 $3, % $260 Scavenger $3, % $265 $3, % $265 Leasing Commissions 3 $2, % $178 $4, % $375 Engineer 2 $4, % $400 $4, % $400 Maintenance & Repairs 2 $3, % $250 $3, % $250 Cleaning & Decorating 2 $3, % $250 $3, % $250 Miscellaneous & Reserves 2 $3, % $250 $3, % $250 Gross Expenses $46, % $3,916 $49, % $4,113 Net Operating Income $136, % $11,241 $167, % $13,852 * Property Taxes Provided on Owner Statement Reported $17, Real Estate Tax Bill 2 Broker Estimate 3 Leasing Commissions are Broker Estimate and Based Upon 33% of One Months Rent (Estimated 33% Turnover Per Year) accuracy of the information. References to square footage are approximate.buyer must verify the information and bears all risks for any inaccuracies. 17
18 SECTION 2 FINANCIAL SUMMARY INVESTMENT OVERVIEW CURRENT PRO FORMA Price $2,700,000 $2,700,000 Price per Unit $225,000 $225,000 GRM CAP Rate 5.06% 6.22% Cash-on-Cash Return (YR 1) 5.06% 6.22% Total Return (YR 1) 5.1% 6.2% OPERATING DATA CURRENT PRO FORMA Gross Scheduled Income $189,260 $224,000 Total Scheduled Income $189,260 $224,000 Vacancy Cost $5,678 $6,720 Collected Income $183,582 $217,280 Operating Expenses $46,989 $49,354 Net Operating Income $136,593 $167,926 accuracy of the information. References to square footage are approximate.buyer must verify the information and bears all risks for any inaccuracies. 18
19 A MULTIFAMILY INVESTMENT OPPORTUNITY 3449 W. SCHUBERT AVE. CHICAGO, IL SECTION 3 RENT COMPARABLES
20 SECTION 3 RENT COMPS MAP SUBJECT PROPERTY 3449 W. Schubert Ave North Saint Louis Avenue West Diversey Avenue West Schubert Avenue Chicago, IL West Diversey Avenue West Parker Avenue North Kimball Avenue North Woodward Street Chicago, IL North Albany Avenue accuracy of the information. References to square footage are approximate.buyer must verify the information and bears all risks for any inaccuracies. 20
21 SECTION 3 RENT COMP ANALYSIS 1 Bed / 1 Bath $1,800 $1,600 $1,400 $1,252 $1,550 $1,500 $1,495 $1,500 $1,511 $1,200 $1,000 $800 $600 $400 $200 $0 2 Bed / 1 Bath $2,500 $2,000 $1,500 $1,453 $1,650 $1,795 $1,750 $1,945 $1,785 $1,000 $500 $0 *Average Does Not Include Subject Property accuracy of the information. References to square footage are approximate.buyer must verify the information and bears all risks for any inaccuracies. 21
22 SECTION 3 RENT COMPS NORTH SAINT LOUIS AVENUE Building Type: Year Built: Bldg Size: No. Units: 2-Flat SF 2 - Owner paid heat - Kitchens and bathrooms have been rehabbed in 2015 UNIT TYPE SIZE SF AVG. RENT RENT/SF 1 Bed / 1 Bath - Garden 1,200 $1,550 $1.29 TOTAL/AVG 1,200 $1,550 $ WEST DIVERSEY AVENUE Building Type: Year Built: Bldg Size: No. Units: 2-Flat SF 2 - Tenant paid heat - Kitchens and bathrooms have been moderately updated UNIT TYPE SIZE SF AVG. RENT RENT/SF 1 Bed / 1 Bath 900 $1,500 $1.67 TOTAL/AVG 900 $1,500 $ WEST SCHUBERT AVENUE Chicago, IL Building Type: Year Built: Bldg Size: No. Units: - Tenant paid heat Walk Up SF 6 UNIT TYPE SIZE SF AVG. RENT RENT/SF 2 Bed / 1 Bath 950 $1,650 $1.74 TOTAL/AVG 950 $1,650 $1.74 accuracy of the information. References to square footage are approximate.buyer must verify the information and bears all risks for any inaccuracies. 22
23 SECTION 3 RENT COMPS WEST DIVERSEY AVENUE Building Type: Year Built: Bldg Size: No. Units: - Tenant paid heat 2-Flat SF 2 UNIT TYPE SIZE SF AVG. RENT RENT/SF 2 Bed / 1 Bath 1,200 $1,795 $1.50 TOTAL/AVG 1,200 $1,795 $ WEST PARKER AVENUE Building Type: Year Built: Bldg Size: No. Units: - Tenant paid heat 6-Flat SF 4 UNIT TYPE SIZE SF AVG. RENT RENT/SF 2 Bed / 1 Bath 850 $1,750 $2.06 TOTAL/AVG 850 $1,750 $ NORTH KIMBALL AVENUE Building Type: Bldg Size: - Owner paid heat Courtyard 0 SF UNIT TYPE AVG. RENT 1 Bed / 1 Bath $1,495 TOTAL/AVG $1,495 accuracy of the information. References to square footage are approximate.buyer must verify the information and bears all risks for any inaccuracies. 23
24 SECTION 3 RENT COMPS NORTH WOODWARD STREET Chicago, IL Building Type: Bldg Size: *Condo Unit* - Tenant paid heat Walk Up 0 SF UNIT TYPE SIZE SF AVG. RENT RENT/SF 1 Bed / 1 Bath 900 $1,500 $1.67 TOTAL/AVG 900 $1,500 $ NORTH ALBANY AVENUE Building Type: Year Built: Bldg Size: No. Units: - Tenant paid heat Walk Up SF 5 UNIT TYPE SIZE SF AVG. RENT RENT/SF 2 Bed / 1 Bath 1,000 $1,945 $1.95 TOTAL/AVG 1,000 $1,945 $1.95 accuracy of the information. References to square footage are approximate.buyer must verify the information and bears all risks for any inaccuracies. 24
25 A MULTIFAMILY INVESTMENT OPPORTUNITY 3449 W. SCHUBERT AVE. CHICAGO, IL SECTION 4 SALE COMPARABLES
26 SECTION 4 SALE COMPS MAP SUBJECT PROPERTY 3449 W. Schubert Ave North Albany Avenue North Sawyer Avenue North Sawyer Avenue North Hamlin Street Chicago, IL North Albany Avenue Chicago, IL North Milwaukee Avenue Chicago, IL North California Aveneue accuracy of the information. References to square footage are approximate.buyer must verify the information and bears all risks for any inaccuracies. 26
27 SECTION 4 SALE COMP ANALYSIS $350,000 Price Per Unit $300,000 $302,500 $250,000 $260,416 $229,166 $246,875 $237,812 $200,000 $198,750 $189,166 $150,000 $100,000 $50,000 $0 accuracy of the information. References to square footage are approximate.buyer must verify the information and bears all risks for any inaccuracies. 27
28 SECTION 4 SALE COMPS NORTH ALBANY AVENUE NORTH SAWYER AVENUE 1 2 Sale Price: $3,975,000 Year Built: 1920 No. Units: 20 Price / Unit: $198,750 Cap: 6.3% Closed: 06/20/2017 NOI: $250,424 Sale Price: $3,125,000 Year Built: 1931 No. Units: 12 Price / Unit: $260,416 Cap: 6.2% Closed: 08/17/2016 GRM: 11.2 NOI: $194,501 UNIT TYPE # UNITS % OF Studio / 1 Bath TOTAL/AVG % UNIT TYPE # UNITS % OF RENT 1 Bed / 1 Bath $1,400 2 Bed / 1 Bath $1,795 3 Bed / 1 Bath $2,100 - Tenant paid heat TOTAL/AVG % $1,781 - Tenant paid heat - Rents reported were at time of sale accuracy of the information. References to square footage are approximate.buyer must verify the information and bears all risks for any inaccuracies. 28
29 SECTION 4 SALE COMPS NORTH SAWYER AVENUE NORTH HAMLIN STREET Chicago, IL Sale Price: $2,270,000 Year Built: 1925 No. Units: 12 Price / Unit: $189,166 Closed: 03/31/2017 Sale Price: $2,750,000 Year Built: 2006 No. Units: 12 Price / Unit: $229,166 Closed: 08/31/2016 UNIT TYPE # UNITS % OF SIZE SF RENT RENT/SF - Tenant paid heat 1 Bed / 1 Bath $1,198 $ Bed / 1 Bath ,200 $1,198 $1.00 TOTAL/AVG % 1,000 $1,198 $ Tenant paid heat - Rents reported were at time of sale accuracy of the information. References to square footage are approximate.buyer must verify the information and bears all risks for any inaccuracies. 29
30 SECTION 4 SALE COMPS NORTH ALBANY AVENUE NORTH MILWAUKEE AVENUE Chicago, IL Chicago, IL Sale Price: $1,512,500 Year Built: 1906 No. Units: 5 Price / Unit: $302,500 Cap: 5.75% Closed: 06/15/2017 GRM: NOI: $86,968 Sale Price: $1,975,000 Year Built: 1913 No. Units: 8 Price / Unit: $246,875 Cap: 3.98% Closed: 10/24/2016 GRM: NOI: $78,795 UNIT TYPE # UNITS % OF SIZE SF RENT RENT/SF 2 Bed / 1 Bath - Garden ,000 $1,895 $ Bed / 1 Bath ,000 $1,945 $ Bed / 1 Bath ,200 $2,095 $1.75 TOTAL/AVG 5 100% 1,080 $1,995 $1.85 UNIT TYPE # UNITS % OF SIZE SF RENT RENT/SF 1 Bed / 1 Bath $1,445 $ Bed / 1 Bath $1,803 $2.25 Retail ,000 $0 $0.00 TOTAL/AVG 8 100% 1,062 $1,262 $ Tenant paid heat - Rents reported were rents at sale - Tenant paid heat - Rents reported were rents at sale accuracy of the information. References to square footage are approximate.buyer must verify the information and bears all risks for any inaccuracies. 30
31 SECTION 4 SALE COMPS NORTH CALIFORNIA AVENEUE 7 Sale Price: $5,750,000 Year Built: 1902 No. Units: 16 Price / Unit: $359,375 Closed: 09/26/2017 UNIT TYPE # UNITS % OF Apartments Retail TOTAL/AVG % - Starbucks anchor tenant accuracy of the information. References to square footage are approximate.buyer must verify the information and bears all risks for any inaccuracies. 31
32 A MULTIFAMILY INVESTMENT OPPORTUNITY 3449 W. SCHUBERT AVE. CHICAGO, IL SECTION 5 SURVEY
33 SECTION 5 SURVEY accuracy of the information. References to square footage are approximate.buyer must verify the information and bears all risks for any inaccuracies. 33
34 A MULTIFAMILY INVESTMENT OPPORTUNITY 3449 W. SCHUBERT AVE. CHICAGO, IL SECTION 6 DEMOGRAPHICS
35 SECTION 6 DEMOGRAPHICS MAP POPULATION 0.25 MILES 0.5 MILES 1 MILE TOTAL POPULATION 5,612 23,373 80,931 MEDIAN AGE MEDIAN AGE (MALE) MEDIAN AGE (FEMALE) HOUSEHOLDS & INCOME 0.25 MILES 0.5 MILES 1 MILE TOTAL HOUSEHOLDS 2,394 8,687 29,023 # OF PERSONS PER HH AVERAGE HH INCOME $55,860 $54,120 $54,796 AVERAGE HOUSE VALUE $377,378 $375,387 $371,807 * Demographic data derived from 2010 US Census accuracy of the information. References to square footage are approximate.buyer must verify the information and bears all risks for any inaccuracies. 35
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