Offering Memorandum For Sale Investment Opportunity

Transcription

1 Offering Memorandum For Sale Investment Opportunity 501 NORTH CENTRAL AVENUE WOOD DALE, ILLINOIS PRESENTED BY: Jonathan D Kohn Senior Vice President DIRECT jonathan.kohn@colliers.com David Bercu Principal DIRECT david.bercu@colliers.com COLLIERS INTERNATIONAL P. 1

2 Table of Contents > EXECUTIVE SUMMARY Overview... 4 Area Map... 5 Property Aerial... 6 Investment Highlights... 7 Terms of Sale... 8 > PROPERTY INFORMATION Location Maps Property Photographs Site Plan Property Description Tenant Overview > MARKET OVERVIEW Chicago Industrial Market Overview Chicago Industrial Submarket Overview Market Overview Chicago Metro Market Overview O Hare > FINANCIAL OVERVIEW Pricing and Financial Summary Lease Summary DISCLAIMER STATEMENT This Offering Memorandum, which contains brief, select information pertaining to the business and affairs of the Property, has been prepared by Colliers International. This Offering Memorandum does not purport to be all-inclusive or to contain all of the information a prospective purchaser may desire. Neither Owner nor Colliers International, nor any of their officers, employees, or agents makes any representation or warranty, express or implied, as to the accuracy or completeness of the Offering Memorandum or any of its contents and no legal liability is assumed or shall be implied with respect thereto. By acknowledging your receipt of this Offering Memorandum, you agree: 1) the Offering Memorandum and its contents are confidential; 2) you will hold 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 Owner. Photocopying or other duplication is strictly prohibited. The Property and improvements described in the Offering Memorandum are being sold on an As Is, Where Is basis without representation or warranties. Owner and Colliers International expressly reserve the right, at their sole discretion, to reject any or all expressions of interest or offers 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 do not wish to pursue negotiations leading to this acquisition, or if in the future you discontinue such negotiations, then you agree to return the Offering Memorandum to Colliers International. 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 the Offering Memorandum was prepared. COLLIERS INTERNATIONAL P. 2

3 Offering Memorandum For Sale Investment Opportunity > Executive Summary COLLIERS INTERNATIONAL

4 EXECUTIVE SUMMARY Overview On behalf of Ownership, Colliers International has been retained as the exclusive advisor and agent to sell the fee interest in the O Hare Industrial Offering ( the Offering ), located at 501 N. Central in Wood Dale, IL BASE RENT Building Size (SF) Year Completed Monthly Rent 501 N. Central Avenue 55, $30, The O Hare Industrial Offering presents an opportunity to control a well maintained and rarely available free standing building in the Dupage County portion of the highly sought after O Hare submarket. The building is fully air conditioned for which systems were installed in 2010 and has a five year roof. With O Hare International Airport at its center, the submarket contains one of the largest concentrations of industrial property in the world. This established landconstrained location is expected to appreciate at a rapid pace with the ongoing expansion of the O Hare Airport. The O Hare Industrial Submarket will continue to be one of Chicagoland s most stable areas with low vacancy rates (currently at 7.65%) and a lack of new development. In short, this location cannot be duplicated. This Offering contains a 55,160 square foot industrial facility just west of O Hare International Airport, located in the heart of Dupage County. 501 N. Central in Wood Dale is 100% leased with a lease in place until December 31, COLLIERS INTERNATIONAL P. 4

5 EXECUTIVE SUMMARY Area Map NORTH HIGGINS ROAD Ned Brown Preserve ALGONQUIN ROAD Busse Lake OAKTON STREET MEDINAH ROAD MEACHAM ROAD Medinah Country Club ROHLWING ROAD ARLINGTON HEIGHTS ROAD ITASCA DEVON AVENUE IRVING PARK ROAD WOOD DALE Oak Meadows Country Forest Preserve LANDMEIER ROAD WOOD DALE ROAD ELK GROVE VILLAGE THORNDALE AVENUE BUSSEE ROAD KINGERY HIGHWAY FOSTER AVENUE YORK ROAD 501 N. CENTRAL AVE. WOOD DALE, IL BENSENVILLE Chicago O Hare International Airport TOUHY AVENUE KENNEDY EXPY LAKE STREET ARMY TRAIL ROAD COLLIERS INTERNATIONAL P. 5

6 EXECUTIVE SUMMARY Property Aerial COLLIERS INTERNATIONAL P. 6

7 EXECUTIVE SUMMARY Investment Highlights PRIME LOCATION The building is located just minutes west of O Hare International Airport. O Hare is the world s busiest airport serving more than 70 million passengers and handling more than 2 million tons of cargo. This facility is located in the sought-after DuPage County portion of O Hare and benefits from significantly lower real estate taxes than neighboring Cook County. TOP CHICAGO INDUSTRIAL SUBMARKET The Offering is located in the dynamic O Hare Submarket, historically one of the strongest Chicago industrial markets. O Hare is an infill market which is unique due to its notable lack of available land sites. An O Hare location offers convenient access to the Chicago interstate highway system via I-294 and I-90. In addition, the Offering location benefits from its proximity to both executive housing and a strong, skilled labor force. COLLIERS INTERNATIONAL P. 7

8 EXECUTIVE SUMMARY Terms of Sale OFFER FORMAT Offers should be made on an all cash basis. TERMS 30 days from delivery of due diligence items detailed in Letter of Intent. CONTACT INFORMATION The sale of the O Hare Industrial Offering is being exclusively handled by Colliers International s Industrial Services Group. Please contact the individuals below to arrange a tour of the building. OFFER FORMAT The Portfolio will be sold on an as is, where is basis, without structural, economic or environmental representations and warranties. TAX PRO-RATION Taxes will be pro-rated on a cash basis Jonathan Kohn Executive Vice President DIR FAX jonathan.kohn@colliers.com David Bercu Principal DIR FAX david.bercu@colliers.com COLLIERS INTERNATIONAL P. 8

9 Offering Memorandum For Sale Investment Opportunity > Property Information COLLIERS INTERNATIONAL

10 PROPERTY INFORMATION Location Maps ELGIN I NORTHWEST SUBURBS Lake Cook Rd NORTH SUBURBS/COOK Lake Michigan N. Central Ave. Wood Dale, IL O'HARE NORTH HIGGINS ROAD Busse Lake Ned Brown Preserve ALGONQUIN ROAD OAKTON STREET DeKALB COUNTY CENTRAL 64 DuPAGE I-88 / FOX VALLEY Elgin-O'Hare Expy. East-West Tollway I-290 NORTH 64 I-290 SOUTH CHICAGO NORTH CHICAGO SOUTH MEDINAH ROAD MEACHAM ROAD Medinah Country Club ROHLWING ROAD ARLINGTON HEIGHTS ROAD ITASCA DEVON AVENUE IRVING PARK ROAD WOOD DALE Oak Meadows Country Forest Preserve LANDMEIER ROAD WOOD DALE ROAD ELK GROVE VILLAGE THORNDALE AVENUE BUSSEE ROAD KINGERY HIGHWAY FOSTER AVENUE YORK ROAD 501 N. CENTRAL AVE. WOOD DALE, IL BENSENVILLE Chicago O Hare International Airport TOUHY AVENUE KENNEDY EXPY I-80 / JOLIET CORRIDOR I-55 CORRIDOR SOUTH SUBURBS FAR SOUTH SUBURBS LAKE STREET ARMY TRAIL ROAD COLLIERS INTERNATIONAL P. 10

11 PROPERTY INFORMATION 501 N. Central Avenue COLLIERS INTERNATIONAL P. 11

12 PROPERTY INFORMATION Property Photographs PROPERTY OVERVIEW: Built in ,160 Square Feet 3.27 Acre Land Site 50 Parking Spaces (Expandable) 24 Clear Ceiling Height 3 Interior Loading Docks, 1 Drive-in Door COLLIERS INTERNATIONAL P. 12

13 PROPERTY INFORMATION Survey COLLIERS INTERNATIONAL P. 13

14 PROPERTY INFORMATION Site Plan 500 HAYNES DRIVE ,160 SF PARKING FOSTER AVENUE PARKING CENTRAL AVENUE COLLIERS INTERNATIONAL P. 14

15 PROPERTY INFORMATION Property Description > BUILDING ADDRESS 501 N. Central Avenue, Wood Dale, IL > SITE SIZE 3.27 acres > SQUARE FOOTAGE 55,160 square feet > YEAR BUILT 1988 > CONSTRUCTION Tilt-up concrete > LOADING 3 Interior docs 1 Drive-in door > PARKING 50 spaces, expandable > HVAC Fully air conditioned facility > TAXES DuPage County Taxes $78, (2013 payable) > CEILING HEIGHT 24 > POWER 2500 amps at 277/480 volts > ROOF Approximately 5 years old > FIRE PROTECTION 100% sprinklered COLLIERS INTERNATIONAL P. 15

16 PROPERTY INFORMATION Tenant Overview Prime Packaging is a leading, award-winning provider of innovative product packaging solutions and technologies. With manufacturing facilities in the Eastern U.S. and Midwest, Prime Packaging brings together a team of knowledgeable experts and proprietary product lines within the labeling and packaging industry. Working collaboratively with Fortune 500 companies in the food, beverage, personal care, household and pharmaceutical markets throughout North America, Prime Packaging delivers custom packaging solutions that include flexible packaging, shrink sleeves, spiral wraps, roll-fed labels, pressure-sensitive labels and folding cartons. Prime Packaging has been named by Inc. Magazine among the fastest-growing private companies in America. COLLIERS INTERNATIONAL P. 16

17 Offering Memorandum For Sale Investment Opportunity > Market Overview COLLIERS INTERNATIONAL

18 MARKET OVERVIEW Chicago Industrial Market Overview With over nine million residents, the Chicago Metropolitan Area is the third largest MSA in the United States, the largest in the Midwest, and the economic engine for the region due to its diversified economy. Centrally located between the coasts, Chicago joins six major freight lines and roughly one third of all U.S. rail cargo passes through the Metro area. In addition, Chicago is home to O Hare International Airport, the second busiest in the world, and a robust highway infrastructure consisting of Interstates I-55, I-57, I-80, I-88, I-90, I-94, I-290, I-294 and I-355. This, along with a deep labor pool, has positioned Chicago as one of the leading national distribution markets. The Chicago Industrial market has long been one of the most diverse and active in the country. With a product base in excess of one billion square feet, the Chicago market is recognized, along with Los Angeles and New Jersey, as one of the three largest and most desirable industrial markets in the United States. The strength of the industrial market is due in large part to the following factors: Largest convergence of rail lines in the world including 14 freight rail lines and 11 trunk rail lines. Intermodal traffic (originating in, terminating in, or passing through Metropolitan Chicago) equivalent to approximately 50% of the nationwide intermodal volume. More then 200 truck terminals establishing the market as one of the largest trucking centers in the nation. O Hare International Airport, which, in 2006, served more than 70 million domestic and international passengers and handled more than 2 million tons of cargo. Deep and diverse labor force in excess of 4.2 million employees. Strategic location between two major watershed systems the Mississippi River and Lake Michigan NORTH DEVON CENTRAL OFFERING AVENUE MEMORANDUM OFFERING MEMORANDUM COLLIERS INTERNATIONAL P. 18

19 MARKET OVERVIEW Chicago Industrial Submarket Overview SOUTHEAST WISCONSIN Tenant demand for industrial property picked up in the first quarter of 2014, driving down the Metropolitan Chicago vacancy rate from the previous quarter. Net absorption remained positive for the seventh consecutive quarter and sale volume was steady, however, new construction deliveries were limited. LAKE COUNTY McHENRY COUNTY Lake Michigan 45 NORTH SUBURBS/COOK Lake Cook Rd. ELGIN I NORTHWEST 12 SUBURBS O'HARE Elgin-O'Hare Expy CENTRAL DuPAGE 53 I-290 NORTH DeKALB COUNTY I-88 / FOX VALLEY 83 I-290 SOUTH East-West Tollway I-55 CORRIDOR CHICAGO NORTH CHICAGO SOUTH SOUTH SUBURBS I-80 / JOLIET CORRIDOR FAR SOUTH SUBURBS NORTH miles 55 NORTH- WEST INDIANA FIRST Quarter 2014 market statistics Sub-Market Total Inventory Sq. Ft New Supply Vacancy Rate Current Qtr Net Absorption Current Qtr-SF Net Absorption YTD-SF Central DuPage County 84,315, , % 200,364 2,165,011 Chicago North 90,015,780-27, % (233,553) (243,653) Chicago South 84,092, % 183,395 1,127,180 DeKalb County 19,981, % 110, ,596 Elgin I-90 Corridor 29,166, , % 245,225 (331,444) Far South Suburbs 45,378, , % 281, ,027 Fox Valley 89,830, % 172,045 1,553,644 I-290 North 75,841, , % 140,261 56,746 I-290 South 44,935, , % (541,999) (506,929) I-39 Corridor 17,592, % - 425,290 I-55 Corridor 74,709, , % (265,152) 275,617 I-80/Joliet Corridor 71,411,861 1,410, % 959,448 3,708,904 Lake County 70,783, , % 269, ,201 McHenry County 30,099, % (173,131) (594,848) North Suburbs 56,982, , % 324,887 (182,913) Northwest Suburbs 34,161,763 10, % 274, ,900 O Hare 139,567, , % (37,874) 1,343,464 South Suburbs 102,223, % 515, ,623 Metro Chicago Total 1,161,091,150 1,907, % 2,424,119 11,851,416 Northwest Indiana 54,500, , % 457, ,312 Rockford Area 51,745, , % (193,344) (649,375) Southeastern Wisconsin 48,410, , % 464,730 1,112,595 GRAND TOTAL 1,315,748,886 2,698, % 3,153,323 12,760,948 COLLIERS INTERNATIONAL P. 19

20 MARKET OVERVIEW Market Overview Chicago Metro VACANCY AND SUPPLY The first quarter vacancy rate measured 8.53 percent, a 17-basis-point decline from the fourth quarter 2013 total of 8.70 percent. This was primarily the result of heightened tenant demand. The vacant industrial supply at the end of the first quarter totaled million square feet, a decline of more than 2.0 million square feet from the fourth quarter level of 14.5 million square feet. Chicago s industrial supply has shrunk gradually from the all-time high of million square feet posted in the first quarter of CONSTRUCTION ACTIVITY First quarter construction deliveries consisted of six new projects (four build-to-suit and two speculative), resulting in total new construction volume of 1.4 million square feet. This was far below the fourth quarter 2013 volume of 4.0 million square feet. Three facilities were razed during the first quarter, which eliminated 591,600 square feet from the total Chicago area industrial inventory base. LEASING AND SALE ACTIVITY The first quarter leasing volume measured 8.5 million square feet, up 23.9 percent from the prior quarter total of 6.9 million square feet. The rise in first quarter activity was primarily attributed to the increase in activity from the larger user. Spaces larger than 100,000 square feet witnessed 4.5 million square feet of first quarter leasing activity, compared to just 2.9 million square feet of transactions in the fourth quarter of With more than 2.1 million square feet of completed transactions, the I-55 Corridor garnered the highest lease transaction volume in the first quarter. The O Hare market was the only other market to reach 1.0 million square feet, with leasing volume totaling 1.5 million square feet. Although solid and steady, first quarter sale volume of 4.2 million square feet was not able to match the all-time high of 6.7 million square feet sold in the fourth quarter of However, the first quarter total was a 7.5-percent increase from the 3.9 million square feet sold in the first quarter of The I-290 North submarket witnessed the most sale volume in the first quarter with a total of 837,800 square feet. The largest sale transaction of the first quarter occurred in this market when Honey Can Do purchased the 468,700-square-foot former Walgreens distribution center at 5300 St. Charles Road in Berkeley. NET ABSORPTION Heightened tenant demand in the first quarter of 2014 resulted in the positive net absorption of 2.4 million square feet. Although positive, this total represents a decline from 3.2 million square feet leased in the fourth quarter of The Metropolitan Chicago area witnessed positive net absorption in 16 of the 21 markets in the first quarter. MARKET INDICATORS Chicago Metro VACANCY 8.70% 8.53% ABSORPTION 3,153,323 2,435,254 RENTAL RATE $4.11 $4.18 HISTORICAL TRENDS Absorption and Vacancy Rates Square Feet Absorbed (Millions) Q *Year-to-date % 12% 10% 8% 6% 4% 2% 0% Vacancy Rate COLLIERS INTERNATIONAL P. 20

21 MARKET OVERVIEW Market Overview O Hare VACANCY AND SUPPLY The O Hare vacancy rate fell by 109 basis points from the fourth quarter 2012 rate of 9.47 percent to 8.38 percent at year-end Heightened leasing and sale activity in 2013 drove down O Hare s 2013 vacancy rate. The vacant inventory level at the end of December measured 11.7 million square feet. This represents a 1.5 million-square-foot decline from the 13.2 million square feet that were available one year ago. The reduction in O Hare s available supply has diminished options in all but the 100,000- to 200,000-square-foot range which contains the highest concentration of space totaling 3.6 million square feet or 30.4 percent of all O Hare s vacant supply. LEASING AND SALE ACTIVITY Cumulative 2013 leasing activity in O Hare measured 5.1 million square feet, up 7.4 percent from the 4.7 million square feet leased in An increase in demand spaces in the 30,000- to 60,000-square-foot size range played a critical role in the increase sale volume of 1.9 million square feet was slightly higher than year-end 2012 volume of 1.8 million square feet. The majority of sale activity in 2013 was captured in facilities between 30,000- to 60,000 square-foot size range while 2012 volume experienced the most activity in space between 100,000 and 200,000 square feet. CONSTRUCTION ACTIVITY The O Hare market witnessed 800,800 square feet of construction deliveries in 2013 compared to no projects completed in Four speculative warehouse/distribution facilities were delivered to the market in 2013 adding 570,900 square feet to O Hare s inventory. The largest facility was 208,400 square feet, developed by Panattoni Development Company at 1925 Busse Road in Elk Grove Village. The last time the O Hare market witnessed speculative product was in 2008 when five buildings totaling 738,200 square feet were constructed. The O Hare market s inventory base was reduced by 930,000 square feet in 2013 as four buildings were demolished, all in Elk Grove Village. Three of the four sites have been redeveloped into speculative product. MARKET INDICATORS O Hare 4Q2012 1Q2013 VACANCY 9.47% 8.43% ABSORPTION 1,756,617 1,165,797 RENTAL RATE $4.27 $4.66 NET ABSORPTION Stronger 2013 user demand resulted in the year-end net absorption of 1.3 million square feet, up 20.5 percent from the 1.1 million square feet posted in This marks the third consecutive year that the O Hare market witnessed positive year-end net absorption, a vast improvement from the previous four years (2007 through 2010) which posted negative results. HISTORICAL TRENDS Absorption and Vacancy Rates Square Feet Absorbed (Millions) *Year-to-date 14% 12% 10% 8% 6% 4% 2% 0% Vacancy Rate COLLIERS INTERNATIONAL P. 21

22 Offering Memorandum For Sale Investment Opportunity > Financial Overview COLLIERS INTERNATIONAL

23 FINANCIAL INFORMATION Pricing and Financial Summary Tenant:...Prime Packaging, LLC Property Address: N. Central Ave., Wood Dale, IL Property Size:... 55,160 SF Offering Price:...Subject to Offer Operating Income Year One:...$369, Additional Amortized Expense:... $30, per year Lease Expiration:...12/31/2019 Options to Extend:...Two 5-year options to renew COLLIERS INTERNATIONAL P. 23

24 FINANCIAL INFORMATION Lease Summary Prime Graphics Summary of Analysis of Remaining Lease Obligation and Renewal Options 501 Central, Wood Dale, IL 68 Months First Renewal Option (60 Months) Second Renewal Option (60 Months) Rental Terms RLO Renewal Option 1 Renewal Option 2 Square Footage 55,160 SF 55,160 SF 55,160 SF Start Date 5/1/2014 1/1/2020 1/1/2025 Expiration 12/31/ /31/ /31/2029 Lease Term 5.7 Yrs. 5.0 Yrs. 5.0 Yrs. Base Rent Schedule Year 1 $6.71/SF Net $7.91/SF Net $8.45/SF Net Year 2 $6.71/SF Net $7.91/SF Net $8.45/SF Net Year 3 $6.71/SF Net $7.91/SF Net $8.45/SF Net Year 4 $7.56/SF Net $8.20/SF Net $8.70/SF Net Year 5 $7.56/SF Net $8.20/SF Net $8.70/SF Net Year 6 $7.56/SF Net Real Estate Tax 2013 Real Estate Tax Payable $1.53/SF TBD TBD $500,000 $10.00/SF $480,000 $9.50/SF $460,000 $8.55/SF $9.00/SF $440,000 $8.02/SF $8.50/SF $420,000 $8.00/SF $400,000 $7.16/SF $7.50/SF $380,000 $442,559 $471,618 $7.00/SF $360,000 $6.50/SF $340,000 $394,828 $6.00/SF $320,000 $5.50/SF $300,000 Remaining Lease Obligation 68 Months Average Annual Net Rent Renewal Option 1 60 month Term Average Annual Net Rent Renewal Option 2 60 month Term Average Annual Net Rent $5.00/SF Analysis April 14, 2014 No warranty or representation, expressed or implied, is made as to the accuracy of the information contained herein, and same is submitted subject to errors, omissions, change of price, rental or other conditions, withdrawal without notice, and to any special listing conditions imposed by our principals. COLLIERS INTERNATIONAL P. 24

25 CONFIDENTIALITY & DISCLAIMER STATEMENT This Offering Memorandum contains select information pertaining to the business and affairs of the Property at 501 N. Central Ave., Wood Dale, IL. It has been prepared by Colliers International. 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 Colliers International. The material is based in part upon information supplied by the Seller and in part upon financial information obtained by Colliers International 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 or 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 from Colliers International, 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 Colliers International 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 501 N. Central Ave., Wood Dale, IL 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 Colliers International 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.