CHESTER ESTATES 6th Avenue SE, Rochester, MN 55904
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- Pearl Jefferson
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1 PROPERTY FEATURES Located less than 2 miles from downtown Rochester 40 Units: 4-4 plexes; 4-6 plexes On site laundry facilities Detached garages Located in the Meadow Park neighborhood Numerous parks and playing fields are within walking distance Easy access to Highway 52, S Broadway, and numerous bike paths DEMOGRAPHICS 1 Mile 3 Miles 5 Miles Total Households: 3,614 22,356 40,552 Total Population: 8,664 52,420 97,728 Average HH Income: $58,050 $68,182 $76,053
2 OFFERING MEMORANDUM Confidentiality & Disclaimer ROCHESTER, MN All materials and information received or derived from KW Commercial its directors, officers, agents, advisors, affiliates and/or any third party sources are provided without representation or warranty as to completeness, veracity, or accuracy, condition of the property, compliance or lack of compliance with applicable governmental requirements, developability or suitability, financial performance of the property, projected financial performance of the property for any party s intended use or any and all other matters. Neither KW Commercial its directors, officers, agents, advisors, or affiliates makes any representation or warranty, express or implied, as to accuracy or completeness of the materials or information provided, derived, or received. Materials and information from any source, whether written or verbal, that may be furnished for review are not a substitute for a party s active conduct of its own due diligence to determine these and other matters of significance to such party. KW Commercial will not investigate or verify any such matters or conduct due diligence for a party unless otherwise agreed in writing. EACH PARTY SHALL CONDUCT ITS OWN INDEPENDENT INVESTIGATION AND DUE DILIGENCE. Any party contemplating or under contract or in escrow for a transaction is urged to verify all information and to conduct their own inspections and investigations including through appropriate third party independent professionals selected by such party. All financial data should be verified by the party including by obtaining and reading applicable documents and reports and consulting appropriate independent professionals. KW Commercial makes no warranties and/or representations regarding the veracity, completeness, or relevance of any financial data or assumptions. KW Commercial does not serve as a financial advisor to any party regarding any proposed transaction. All data and assumptions regarding financial performance, including that used for financial modeling purposes, may differ from actual data or performance. Any estimates of market rents and/or projected rents that may be provided to a party do not necessarily mean that rents can be established at or increased to that level. Parties must evaluate any applicable contractual and governmental limitations as well as market conditions,vacancy factors and other issues in order to determine rents from or for the property. Legal questions should be discussed by the party with an attorney. Tax questions should be discussed by the party with a certified public accountant or tax attorney. Title questions should be discussed by the party with a title officer or attorney. Questions regarding the condition of the property and whether the property complies with applicable governmental requirements should be discussed by the party with appropriate engineers, architects, contractors, other consultants and governmental agencies. All properties and services are marketed by KW Commercial Midwest in compliance with all applicable fair housing and equal opportunity laws. PRESENTED BY: We obtained the information above from sources we believe to be reliable. However, we have not verified its accuracy and make no guarantee, warranty or representation about it. It is submitted subject to the possibility of errors, omissions, change of price, rental or other conditions, prior sale, lease or financing, or withdrawal without notice. We include projections, opinions, assumptions or estimates for example only, and they may not represent current or future performance of the property. You and your tax and legal advisors
3 PROPERTY NAME: Chester Estates STREET ADDRESS: 6th Avenue SE CITY, STATE, ZIP: Rochester, MN COUNTY: Olmsted County, MN SALE PRICE: To Be Determined PROFORMA N.O.I. $175, Budget NUMBER OF BUILDINGS: 8 UNIT MIX: 8-1 BRs 32-2 BRs ZONING: R3 - Medium Density Residential TAXES PAYABLE 2017: $41,696 (Total 8 Buildings) PARKING: Surface & Detached Garages YEAR BUILT: 1969: 4 plexes 1977: 6 plexes NUMBER OF STORIES: 2 LAUNDRY: On-site Laundry Facilities in each building
4 PROPERTY OVERVIEW The Chester Estates portfolio consists of 8 cozy walk-up apartment buildings with 40 total units consisting of a mix of 1-BRs & 2-BRs. The neighborhood is conveniently located close to shopping, Mayo High School, Graham Arena and downtown Rochester. LOCATION OVERVIEW This portfolio of walk-up apartments is conveniently located less than 2 miles south of the prestigious Mayo Clinic. Tenants have easy access to US-52, South Broadway, and an extensive bike and walking trail system. UNIT COMPOSITION th Ave SE: 6 Units (1-1BR, 5-2BR) th Ave SE: 6 Units (1-1BR, 5-2BR) th Ave SE: 6 Units (1-1BR, 5-2BR) th Ave SE: 6 Units (1-1BR, 5-2BR) th Ave SE: 4 Units (1-1BR, 3-2BR) th Ave SE: 4 Units (1-1BR, 3-2BR) th Ave SE: 4 Units (1-1BR, 3-2BR) th Ave SE: 4 Units (1-1BR, 3-2BR) AMENITIES Surface and garage parking Garages included with lease On-site laundry facilities in each building AREA INFORMATION Less than 2 miles to downtown Rochester Numerous parks and playing fields within walking distance Close to scenic Bear Creek Trail Rochester has 85+ miles of trails which are bituminous or concrete surfaced and available for pedestrian, bike, skate or stroller use
5 Chester Estates Rochester MN ADDRESS PID YEAR BUILT UNIT MIX SQFT 2017 TAXES LOT SIZE th Ave SE Units: 1 1BR, 5 2BR 4,900 $6, th Ave SE Units: 1 1BR, 5 2BR 4,900 $6, th Ave SE Units: 1 1BR, 5 2BR 4,824 $6, th Ave SE Units: 1 1BR, 5 2BR 4,824 $6, th Ave SE Units: 1 1 BR, 3 2BR 3,328 $4, th Ave SE Units: 1 1 BR, 3 2BR 3,328 $4, th Ave SE Units: 1 1 BR, 3 2BR 3,328 $4, th Ave SE Units: 1 1 BR, 3 2BR 3,328 $3, $41, Approximately 50% of units have garbage disposals There are 41 garages each unit includes one garage in their lease. Remaining garage is for storage Each resident pays their own electricity which includes their unit heating costs New roof completed, permitted and inspected in 2015
6 ROCHESTER PROJECTED CASHFLOWS MAY 2017 Expense Inflation Factor 3% 3% 3% 3% 3% 3% 3% 3% 3% 3% 3% 3% 3% 3% 3% Rent Inflation Factor 2% 2% 2% 2% 2% 2% 2% 2% 2% 2% 2% 2% 2% 3% 2% Vacancy/Bad Debt Factor 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% 2.0% INCOME Year 1 Year 2 Year 3 Year 4 Year 5 Year 6 Year 7 Year 8 Year 9 Year 10 Year 11 Year 12 Year 13 Year 14 Year 15 Residential Rental Income $345,150 $352,916 $360,856 $368,976 $377,278 $385,766 $394,446 $403,321 $412,396 $421,675 $431,163 $440,864 $450,783 $460,926 $471,297 Other Income $21,689 $22,177 $22,676 $23,186 $23,708 $24,241 $24,787 $25,344 $25,915 $26,498 $27,094 $27,704 $28,327 $28,964 $29,616 Residential Vacancy 2% ($7,337) ($7,502) ($7,671) ($7,843) ($8,020) ($8,200) ($8,385) ($8,573) ($8,766) ($8,963) ($9,165) ($9,371) ($9,582) ($9,798) ($10,018) Garage $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 Commercial Vacancy 6% $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 Interest on Operating Reserves 3.5% $120 $123 $125 $128 $131 $134 $137 $140 $143 $147 $150 $153 $157 $160 $164 Effective Gross Income $359,622 $367,714 $375,986 $384,447 $393,097 $401,941 $410,985 $420,232 $429,688 $439,357 $449,242 $459,350 $469,685 $480,252 $491,059 EXPENSES Administrative $30,763 $31,532 $32,320 $33,128 $33,957 $34,806 $35,676 $36,568 $37,482 $38,419 $39,379 $40,364 $41,373 $42,407 $43,467 Payroll $30,360 $31,119 $31,897 $32,694 $33,512 $34,350 $35,208 $36,088 $36,991 $37,915 $38,863 $39,835 $40,831 $41,852 $42,898 Utilities $29,928 $30,676 $31,443 $32,229 $33,035 $33,861 $34,707 $35,575 $36,464 $37,376 $38,310 $39,268 $40,250 $41,256 $42,287 Real Estate Taxes $41,600 $42,640 $43,706 $44,799 $45,919 $47,067 $48,243 $49,449 $50,686 $51,953 $53,252 $54,583 $55,947 $57,346 $58,780 Repairs & Maint $29,169 $29,169 $25,000 $25,000 $25,000 $25,000 $25,000 $25,000 $25,000 $25,000 $25,000 $25,000 $25,000 $25,000 $25,000 Insurance and Fees $14,400 $14,760 $15,129 $15,507 $15,895 $16,292 $16,700 $17,117 $17,545 $17,984 $18,433 $18,894 $19,366 $19,851 $20,347 Replacement Reserves $8,000 $8,000 $8,000 $8,000 $8,000 $8,000 $8,000 $8,000 $8,000 $8,000 $8,000 $8,000 $8,000 $8,000 $8,000 Expenses and Reserves $184,220 $187,896 $187,495 $191,357 $195,318 $199,376 $203,534 $207,797 $212,168 $216,647 $221,237 $225,944 $230,767 $235,712 $240,779 NET OPERATING INCOME $175,402 $179,818 $188,491 $193,090 $197,779 $202,565 $207,451 $212,435 $217,520 $222,710 $228,005 $233,406 $238,918 $244,540 $250,280
7 Improvements All Buildings Driveway, parking areas Install new Bituminous surface Exterior foundation clean and tuck point Re roof buildings and garages New gutters & downspouts Update front porches Removed vinyl flooring replaced with sheet linoleum in laundry rooms and kitchens New carpet and pad in common area stairs, landings and hallways New bathroom exhaust fans All plumbing fixtures were reviewed for leaking and replaced or repaired and water saving devices installed th Avenue South East, Rochester MN New siding on apartment building and garage New metal wrap th Avenue South East, Rochester MN New siding on apartment building and garage New metal wrap th Avenue South East, Rochester MN Exterior paint building and garage th Avenue South East, Rochester MN Exterior paint building and garage th Avenue South East, Rochester MN New concrete front and back sidewalks New exterior entry door th Avenue South East, Rochester MN New concrete front and back sidewalks New exterior entry door
8 th Avenue South East, Rochester MN New concrete front and back sidewalks New exterior entry door th Avenue South East, Rochester MN New concrete front and back sidewalks New exterior entry door
9 1537 6TH AVENUE SE TH AVENUE SE TH AVENUE SE TH AVENUE SE
10 1505 6TH AVENUE SE TH AVENUE SE TH AVENUE SE TH AVENUE SE
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18 POPULATION 1 MILE 3 MILES 5 MILES TOTAL POPULATION 8,664 52,420 97,728 MEDIAN AGE MEDIAN AGE (MALE) MEDIAN AGE (FEMALE) HOUSEHOLDS & INCOME 1 MILE 3 MILES 5 MILES TOTAL HOUSEHOLDS 3,614 22,356 40,552 # OF PERSONS PER HH AVERAGE HH INCOME $58,050 $68,182 $76,053 AVERAGE HOUSE VALUE $149,591 $173,171 $193,382 RACE 1 MILE 3 MILES 5 MILES % WHITE 88.7% 85.6% 86.0% % BLACK 3.3% 5.7% 5.6% % ASIAN 5.0% 5.5% 5.3% % HAWAIIAN 0.0% 0.0% 0.1% % INDIAN 0.0% 0.3% 0.3% % OTHER 0.9% 0.9% 0.8% ETHNICITY 1 MILE 3 MILES 5 MILES % HISPANIC 9.7% 6.8% 5.7% * Demographic data derived from 2010 US Census
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