Mark White, CCIM 405-605-5885 markw@compassproperty.net Jay Scott Brown 405-414-8402 jayscott.brown@gmail.com HIGHLIGHTS 35 Class A Units - Best of market in location, quality of construction and amenities New Construction - 2 Phases Completed in 2007 and 2017 High historical occupancy and proven operating fundamentals Stable community - balanced tenant mix of professionals, families, students and retired Excellent Unit Mix - 3 Bed, 2 Bath Units with full-sized 2-car attached garages OFFERING TERMS Purchase Price - $4,130,000 Cap Rate - 8.01% Cash on Cash Return - 9.77%
Portfolio boasts a distinct neighborhood configuration for efficiency in operations & marketing appeal Excellent location - Convenient to Oklahoma Baptist & St. Gregory s University - Access via both I-40 & HWY 177 Close proximity to major employers - TDK, Wolverine Tube, GE Oil & Gas, Citizen Potawatomie Nation, Kickapoo Casino and the new St. Anthony Shawnee Hospital Cancer Care Center Golden Acres
Unit Amenities Two-Car Garages Wood & Tile Flooring Granite Countertops Sprinkled Units Electric Fireplace Cathedral Ceilings Stainless Steel Appliances Custom Pantries Built In Microwave Double Sink Vanities Washer Dryer Hookups Ceiling Fans Energy Efficient Units Built In Shelving High Quality Doors & Hardware Walk In Closets Community Features Community Tornado Shelter Splash Pad Basketball Court Turfed Playground Area
EXECUTIVE SUMMARY QUALITY This portfolio of Class A duplex homes provides today s investor an opportunity to own a well built, high quality asset in a market where demand is currently outpacing supply. These two and three bedroom, 2-car garage duplexes successfully attract the high end rental market in Shawnee, OK. Golden Acres Cottages are surrounded by brick pillar fencing and strategically arranged in a neighborhood layout with cul-de-sacs and intersecting streets rather than lined up in an impersonal way. A community tornado shelter, splash pad, basketball court, and children s play area add to its attractiveness to residents. Owner built and managed, Phase I consists of 20 units built in 2007. Phase II consisting of 15 units was completed in May of 2017. STABILITY Golden Acres Cottages occupy a unique niche in the Shawnee market. Demand is high for good quality rentals but the supply is limited. Land scarcity and a protective community make for high barriers into this attractive submarket. Golden Acres vacancy is unusually low and commanding the highest rental rates in the market. The demographics of the resident population is well diversified including students, single professionals, retirees, families and a corporate unit. DISTINCTION The Owners have chosen to include all utilities in their rental contracts although each home is built with separate meters. This practice is atypical for high end offerings however, the Owners have found that the convenience is highly valued by new and existing residents alike. This strategy adds value because a premium is achieved in rents over the actual cost of the utility service and reduces costly turnover. This combination of factors speaks to the long term stability and profitability of this high quality investment.
ANNUAL PROPERTY OPERATING DATA Project: Golden Acres Portfolio 35 UNITS Acquisition Price $ 4,130,000 1701 West MacArthur Street 40,364 NET RENTABLE SF Down Payment $ 826,000 20% Shawnee, OK 74804 1,153 AVG SF +Costs of Acquisition $ 15,000 Appraisal, Survey, Inspections, etc. +Loan Points/Assumption Fee $ 15,488 0.5% Area: Shawnee, OK Purpose: Proforma +Capital Improvements $ - Revised: 24-Oct-17 =Total Investment Basis $ 4,160,488 Cash Investment $ 856,488 Prepared by: Mark F. White, CCIM & Jay Scott Brown Features: Loan Information High quality duplex homes built in 2 phases - 2007 & 2017 Begin Balance Monthly Debt Service Per Year Rate Amortization Approx Bal High historical occupancy and proven fundamentals Existing $ - None 0 0.0% 0 $0 Full 2-Car Garages All Bills Paid - Separately Metered Community storm shelter and splash pad Potential $ 3,097,500 ($19,848) 12 4.65% 20 Energy efficient units with lots of amenities ALL FIGURES ARE ANNUAL $ / UNIT $ / SQ FT % GOI COMMENTS / FOOTNOTES 1. POTENTIAL RENTAL INCOME $ 593,400 Scheduled Market Rents 2. Less: Vacancy & Loss to Lease 10.0% $ (59,340) Actual 3. = EFFECTIVE RENTAL INCOME $ 534,060 Current monthly income annualized 4. Plus: Other Income $ 3,000 5. = GROSS OPERATING INCOME $15,344.57 $ 13.31 100% $ 537,060 OPERATING EXPENSES: 6. Management Fee 767.23 0.67 5.0% $ 26,853 Estimated 7. Administrative Expenses 60.00 0.05 0.4% $ 2,100 Estimated 8. Advertising & Marketing 171.43 0.15 1.1% $ 6,000 Estimated 9. Common Area Maintenance 330.86 0.29 2.2% $ 11,580 Actual avg per unit 10. Insurance 754.80 0.65 4.9% $ 26,418 Actual avg per unit 11. Payroll - - 0.0% $ - 12. Repairs & Maintenance 421.43 0.37 2.7% $ 14,750 Estimated 13. Trash Removal - - 0.0% $ - Included 14. Utilities - Electric 1,141.20 0.99 7.4% $ 39,942 Actual avg per unit 15. Utilities - Water/Sewer 806.40 0.70 5.3% $ 28,224 Actual avg per unit 16. Utilities - Gas - - 0.0% $ - 17. Property Taxes 1,444.89 1.25 9.4% $ 50,571 Budgeted on purchase price 18. - - - 19. - - - 20. - - - 21. - - - 22. - - - 23. - - - 24. - - - 25. - - - 26. - - - 27. - - - 28. - - - 29. - - - 30. TOTAL OPERATING EXPENSES 5,898.23 * 5.11 38.4% $ 206,438 31. NET OPERATING INCOME $ 330,622 32. Capital Replacement Reserve $ 250.00 0.22 1.6% $ 8,750 Budgeted 33. Less:Annual Debt Service $ 238,176 34. Less: Secondary Financing 35. CASH FLOW BEFORE TAXES $ 83,696 * Total Expenses per Unit include Owner paid utilities - Total Expenses per Unit net of utilties is $3,950.63 or 26% of GOI No. of Units Unit Mix TYPE Approx. Sq. Ft Monthly Rent/Unit Scheduled Market Rents Rent Monthly PSF Income Annual Income INVESTMENT INDICATORS CAP RATE 8.01% Golden Acres Phase I - 2007 20 3 Bed, 2 Bath, 2 Car 1,177 $ 1,400 $ 1.19 28,000 336,000 Golden Acres Phase II-2017 3 2 Bed, 2 Bath, 1 Car 900 $ 1,150 $ 1.28 3,450 41,400 12 3 Bed, 2 Bath, 2 Car 1,177 $ 1,500 $ 1.27 18,000 216,000 CASH ON CASH (AFTER RESERVES) DCR PRICE / SF PRICE / UNIT 9.77% 1.39 $103.07 $118,871 35 40,364 Avg PSF $ 1.23 $ 49,450 $ 593,400 The information contained herein has been obtained from sources believed reliable however, Compass Property Advisors LLC makes no guarantee, warranty or representations about its accuracy. Assumptions and estimates are used for example and do not necessarily represent the current or future performance of the property. All potential investors are encouraged to conduct a thorough investigation of the property to determine its suitability for each investors needs.