RITE AID 50 SOUTH WILLOW STREET, MANCHESTER, NH OFFERING MEMORANDUM
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1 RITE AID 50 SOUTH WILLOW STREET, MANCHESTER, NH OFFERING MEMORANDUM
2 CONFIDENTIALITY & DISCLAIMER STATEMENT This Offering Memorandum contains select information pertaining to the business and affairs of Rite Aid located at 50 South Willow Street, Manchester, NH ( Property ). It has been prepared by Matthews Real Estate Investment Services. This Offering Memorandum may not be all-inclusive or contain all of the information a prospective purchaser may desire. The information contained in this Offering Memorandum is confidential and furnished solely for the purpose of a review by a prospective purchaser of the Property. It is not to be used for any other purpose or made available to any other person without the written consent of Seller or Matthews Real Estate Investment Services. The material is based in part upon information supplied by the Seller and in part upon financial information obtained from sources it deems reliable. Owner, nor their officers, employees, or agents makes any representation or warranty, express or implied, as to the accuracy or completeness of this Offering Memorandum or any of its contents and no legal liability is assumed or shall be implied with respect thereto. Prospective purchasers should make their own projections and form their own conclusions without reliance upon the material contained herein and conduct their own due diligence. By acknowledging your receipt of this Offering Memorandum for the Property, you agree: 1. The Offering Memorandum and its contents are confidential; 2. You will hold it and treat it in the strictest of confidence; and 3. You will not, directly or indirectly, disclose or permit anyone else to disclose this Offering Memorandum or its contents in any fashion or manner detrimental to the interest of the Seller. Owner and Matthews Real Estate Investment Services expressly reserve the right, at their sole discretion, to reject any and all expressions of interest or offers to purchase the Property and to terminate discussions with any person or entity reviewing this Offering Memorandum or making an offer to purchase the Property unless and until a written agreement for the purchase and sale of the Property has been fully executed and delivered. If you wish not to pursue negotiations leading to the acquisition of the Property or in the future you discontinue such negotiations, then you agree to purge all materials relating to this Property including this Offering Memorandum. A prospective purchaser s sole and exclusive rights with respect to this prospective transaction, the Property, or information provided herein or in connection with the sale of the Property shall be limited to those expressly provided in an executed Purchase Agreement and shall be subject to the terms thereof. In no event shall a prospective purchaser have any other claims against Seller or Matthews Real Estate Investment Services or any of their affiliates or any of their respective officers, Directors, shareholders, owners, employees, or agents for any damages, liability, or causes of action relating to this solicitation process or the marketing or sale of the Property. This Offering Memorandum shall not be deemed to represent the state of affairs of the Property or constitute an indication that there has been no change in the state of affairs of the Property since the date this Offering Memorandum.
3 RITE AID 50 SOUTH WILLOW STREET MANCHESTER, NH TABLE OF CONTENTS 04. Executive Summary 06. Property Overview 08. Lease Abstract 14. Tenant Overview 16. Area Overview 18. Demographics Rahul Chhajed Associate License No (CA) O M rahul.chhajed@matthews.com Michael Moreno Senior Associate License No (CA) O M michael.moreno@matthews.com Aron Cline VP & Sr. Director License No (CA) O M aron.cline@matthews.com Karl Norwood Broker of Record License No O x 202 karl@nainorwoodgroup.com
4 EXECUTIVE SUMMARY LOCATION Investment Highlights Manchester, NH is a bustling town with a dense population of ± 137,000 people within a 5- mile radius Average household income within a 5-mile is substantially above the national average with it being ± $75,000 The property experiences excellent visibility and is located on the corner of one of Manchester s major thoroughfares Traffic counts are in excess of 23,000 VPD LEASE & PROPERTY DEALS Strong 9.25% return on investment and rental increases in each option period Tenant pays for all insurance, utilities and taxes, making this a passive investment requiring very minimal management responsibilities Prototype property is in strong, durable condition and comes equipped with a drive-thru TENANT Rite Aid is the third largest retail pharmacy chain with more than 4,600 locations in 31 states and Washington DC Rite Aid has a market cap of $8.42B 4 I Rite Aid Rite Aid is a Fortune 500 company - #117 in the 2015 rankings
5 Executive Summary RITE AID 50 South Willow Street Manchester, NH List Price... $3,600,910 CAP Rate - Current % Gross Leasable Area...± 11,180 SF Lot Size...± 1.41 Acres (61,505 SF) Year Built Annualized Operating Data Monthly Rent Annual Rent Rent/SF Current - Year 20 $30, $360, $32.21 Option 1 - Year 25 $30, $371, $33.21 Option 2 - Year 30 $31, $382, $34.21 Option 3 - Year 35 $32, $393, $35.21 Option 4 - Year 40 $33, $404, $36.21 Option 5 - Year 45 $34, $415, $37.21 Tenant Summary Tenant Trade Name Rite Aid Type of Ownership Fee Simple Lease Guarantor Rite Aid of New Hampshire Lease Type NNN (Minimal Landlord Responsibilities) Landlord Responsibility Roof & Structure Lease Dated July 15, 1999 Rent Commencement Date 8/1/1999 Lease Expiration Date 7/31/2019 Term Remaining on Lease ± 2 Years Increases 3% Increases in Options Options Five (5), Five (5) Year Options Matthews Real Estate Investment Services 5
6 PROPERTY OVERVIEW 6 I Rite Aid
7 Physical Description Property Name Property Address Assessor s Parcel Number Zoning Rite Aid 50 South Willow Street Manchester, NH PLHM B Site Description Number of Stories One Year Built 1999 Gross Leasable Area (GLA) ± 11,180 SF Lot Size ± 1.41 Acres (61,505 SF) Type of Ownership Fee Simple Parking ± 56 Surface Spaces Parking Ratio 5.57 : 1,000 SF Landscaping Professional Topography Generally Level Construction Foundation Framing Exterior Parking Surface Roof Concrete Slab Metal Stucco Asphalt Flat Matthews Real Estate Investment Services 7
8 Lease Abstract - Rite Aid Tenant: Rite Aid of New Hampshire Tenant Address: P.O. Box 3165, Harrisburg, Pennsylvania Address: 50 S Willow Street, Manchester, NH Date of Lease: July 15, 1999 Lease Commencement: 8/1/1999 Lease Expiration: 7/31/2019 Lease Term: Renewal Options: Annual Rent (on or before 1st of each month): 20 Years Five (5), Five (5) Year Options Current Year 20 $360, Option 1: $371, Option 2: $382, Option 3: $393, Option 4: $404, Option 5: $415, Tenant shall keep the Parking Areas (including without limitation, sidewalks, driveways, service areas, landscaped areas, curbs and Parking Parking Areas: Areas) in good order and repair, reasonably free of snow, ice and debris and reasonably lighted. Tenant shall be responsible for the care and replacement of all landscaping and for resurfacing and restriping of the Parking Areas as necessary. Landlord shall maintain in good condition and repair, the roof, structural, and exterior, foundation portions of the Premises, including bearing walls and columns. Tenant shall otherwise keep the Premises in good order and repair, including plumbing, electrical, buried utilities and Repair: ductwork, replacement of plate glass, nonstructural maintenance and repair of the exterior of the Building. Tenant shall also provide all maintenance, repair and replacement of HVAC. Insurance: Tenant shall pay (see lease article 14 and 37) Utility: Tenant shall pay (see lease article 16) Real Estate Taxes: Tenant shall pay (see lease article 36) Estoppel: Tenant has 10 days from delivery of notice. 8 Rite Aid
9 Matthews Real Estate Investment Services 9
10 Aerial Cilley Rd ± 9,000 ADT S Willow St ± 14,000 ADT 10 Rite Aid
11 Regional Map Matthews Real Estate Investment Services 11
12 Tenant Map 12 Rite Aid
13 Bird s Eye S Willow St ± 14,000 ADT Cilley Rd ± 9,000 ADT Matthews Real Estate Investment Services 13
14 TENANT OVERVIEW 14 Rite Aid
15 Property Name Property Type Parent Company Trade Name Ownership Credit Rating Rating Agency Revenue Net Income Stock Symbol Board Rite Aid Net Leased Drugstore Rite Aid Corporation Public B Standard & Poor s $30.74 B $ M RAD NYSE TENANT OVERVIEW No. of Locations ± 4,600 No. of Employees ± 88,000 Headquartered Website Camp Hill, Pennsylvania Year Founded 1962 Rite Aid Corporation, through its subsidiaries, operates a chain of retail drugstores in the United States. The company operates through two segments, Retail Pharmacy and Pharmacy Services. The Retail Pharmacy Segment sells prescription drugs; and a range of other merchandises, such as over-thecounter medications, health and beauty aids, personal care items, cosmetics, household items, and other every day and convenience products. Rite Aid stores generate roughly 70% of their sales from filling prescriptions, while the rest comes from selling health and beauty aids, convenience foods, greeting cards, and more, including some 3,500 Rite Aid brand private-label products. More than 60% of all Rite Aid stores are freestanding and over half have drive-through pharmacies. GEOGRAPHIC OUTREACH Rite Aid operates stores in 31 US states and the District of Columbia. Its largest markets are New York, California, and Pennsylvania, home to more than a third of its drugstores. STRATEGY A key focus of the company s strategy for 2017 is to continue expanding its retail healthcare capabilities to provide a higher level of care to the communities it serves. This includes continuing to introduce unique and integrated offerings to the healthcare marketplace by leveraging its conveniently located retail stores and the capabilities of its 100% owned subsidiaries Health Dialog, RediClinic and EnvisionRx. Matthews Real Estate Investment Services 15
16 AREA OVERVIEW Manchester, NH A bustling urban center in quiet New England, Manchester, New Hampshire combines history, industry and business. Manchester is the largest city in the U.S. state of New Hampshire, the tenth largest city in New England, and the largest city in northern New England, an area comprising the states of Maine, New Hampshire, and Vermont. Located in the heart of New England, Manchester offers premier access to New York City, Boston, Philadelphia, and Canada. The population of Manchester is 110,000. Why Manchester? The combination of superb quality of life, top-notch entertainment, professional sports, and rich culture makes living and working in Manchester ideal. Manchester is a place in which entrepreneurs prosper; companies grow and succeed; families and individuals thrive; and the sense of community is constantly being strengthened. Manchester often appears favorably in lists ranking the affordability and livability of American cities. In 2009, CNNMoney.com rated Manchester 13th in a list of the 100 best cities to live and launch a business in the United States. In addition, Kiplinger voted Manchester the second most taxfriendly city in the United States, second only to Anchorage, Alaska. Also in 2009, Forbes magazine ranked the Manchester region first on its list of America s 100 Cheapest Places to Live. According to the Equality of Opportunity Project, released in 2013, Manchester ranked as the seventh best metropolitan area in terms of upward income mobility in the United States. Attractions Matthews 16 Rite Real Aid Estate Investment Services 16 Kayak along the Merrimack River, ride one s bike downtown, or hike the trails surrounding Lake Massabesic, which is situated squarely in the middle of the city. An hour s drive north leads to the White Mountains or east leads to New Hampshire s miles of Atlantic Coast Line. Living in Manchester allows one to enjoy a Red Sox Game at Fenway Park in Boston, just fifty miles south of the city. One will even be able to experience a world-class concert at the SNHU Arena right in the center of Manchester The Amoskeag Millyard is home to The Millyard Museum, which tracks the history of what is now Manchester back 11,000 years. The Currier Museum of Art focuses on paintings by big names like Picasso and O Keeffe. Head to the nearby town of Merrimack and visit the Anheuser-Busch Brewery, where guests can taste seasonal beers and see the famous Budweiser Clydesdale horses.
17 College Town Manchester has been named one of The 5 Coolest College Towns in New England. Manchester boasts 11 area colleges and universities as well as numerous vocation programs. Manchester is home to the largest undergraduate population in the greater Boston area and is composed of five major colleges and universities. Manchester is also home to Southern New Hampshire University. The city is known by locals as ManchVegas for its endless strip of bars. Economy The area has made a concerted effort to attract new business, and attractive new residential areas are starting to spring up especially to the north. This vibrant and modern city s strong economy is fueled by its proximity to Boston and its status as the business and financial center of northern New England. Discount air carriers have discovered Manchester and have made it a jumping off point for all of New England. Low living costs compared to Nashua and especially for the region, an attractive setting and proximity to the Boston area and other prime New England spots should make the turnaround work. New Hampshire is the only state in the continental United States which has neither an earned income tax nor a general sales tax. There are likewise no taxes on inventory, industrial machinery, personal property, or intangibles. The costs of doing business in New Hampshire compare favorably with other states. Top Employers # Employer 1 Elliot Hospital 2 Catholic Medical Center 3 Verizon Communications 4 Public Service of New Hampshire 5 Citizens Bank 6 TD Bank 7 Anthem Blue Cross & Blue Shield 8 Southern New Hampshire University 9 Saint Anselm College 10 Bank of America Matthews Real Estate Investment Services 17
18 Demographics Population 1-Mile 3-Mile 5-Mile 2021 Projection 20,500 97, , Estimate 20,466 96, , Census 20,513 97, , Census 20,405 95, ,795 Growth % 0.32% 0.85% Growth % -0.24% 0.56% Growth % 1.63% 3.87% Households 1-Mile 3-Mile 5-Mile 2021 Projection 7,827 40,455 55, Estimate 7,761 40,063 55, Census 7,670 39,668 54, Census 7,748 38,882 51,947 Growth % 0.98% 1.40% Growth % 1.00% 1.63% Growth % 2.02% 4.53% Income 1-Mile 3-Mile 5-Mile Income < $15, % 12.27% 10.43% Income $15,000 - $24, % 10.92% 9.59% Income $25,000 - $34, % 10.97% 9.94% Income $35,000 - $49, % 13.32% 13.22% Income $50,000 - $74, % 19.07% 18.94% Income $75,000 - $99, % 12.90% 13.56% Income $100,000 - $124, % 9.11% 9.80% Income $125,000 - $149, % 4.71% 5.52% Income $150,000 - $199, % 3.75% 4.98% Income $200,000 - $249, % 1.14% 1.56% Income $250,000 - $499, % 1.34% 1.88% Income $500, % 0.48% 0.59% 2016 Est. Average Household Income $61,584 $68,014 $75, Est. Median Household Income $49,643 $53,294 $59, Rite Aid
19
20 Rahul Chhajed Associate License No (CA) O M rahul.chhajed@matthews.com Michael Moreno Senior Associate License No (CA) O M michael.moreno@matthews.com Aron Cline VP & Sr. Director License No (CA) O M aron.cline@matthews.com Karl Norwood Broker of Record License No O x 202 karl@nainorwoodgroup.com
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