MARKETING POSITIONING AND PRICING ANALYSIS WALGREENS SULPHUR, LOUISIANA
Disclaimer Statement. THIS IS NOT AN APPRAISAL: This Real Estate Broker s Opinion of Value is intended for the sole and exclusive use of Seller, LLC ( the Client ) and may not be relied upon any person or entity other than the Client for any purpose whatsoever. This Real Estate Broker s Opinion of Value represents only the opinion of Matthews Retail Group, Inc. (also known as Matthews Retail Advisors) as to the value of the Subject Property, subject to the assumptions and qualifications set forth herein. Matthews Retail Group, Inc. is not licensed to perform real property appraisals. Accordingly, this Real Estate Broker s Opinion of Value does not constitute an appraisal of the Subject Property and has not been prepared in accordance with the Uniform Standards of Professional Appraisal Practice. The Real Estate Broker s Opinion of Value set forth herein is specifically qualified by, and based solely upon, the relevant facts, circumstances, and market conditions that exist as of the date of this Real Estate Broker s Opinion of Value, and we undertake no obligation to update, modify, or supplement this Real Estate Broker s Opinion of Value to the extent that such facts, circumstances or market conditions subsequently change. 2 WALGREENS SULPHER, LA
TABLE OF CONTENTS 04 MEET MATTHEWS 07 FINANCIAL ANALYSIS PRESENTED BY BILL PEDERSEN SENIOR ASSOCIATE DIR (949) 432-4501 MOB (831) 246-0646 bill.pedersen@matthews.com LIC # 01975700 (CA) 09 SALES COMPARABLES 12 TENANT OVERVIEW KYLE MATTHEWS CHAIRMAN & CEO DIR (310) 919-5757 MOB (310) 622-3161 kyle.matthews@matthews.com LIC # 01469842 (CA) 10 MARKETING DIFFERENCE MATTHEWS 3
THE MATTHEWS DIFFERENCE Matthews Real Estate Investment Services TM is the nation's fastest-growing brokerage firm and holds recognition as an industry leader in shopping center, multifamily, NNN retail, portfolio disposition and 1031 Exchange transactions. Meet Matthews SUPPORT TEAM Marketing Lori Valencia Digital Marketing Sarah Johanson Silicon Valley technology combines with main-street sales tenacity to execute and add the utmost value to our client s investment strategy. Leveraging active relationships, a 10-touch digital marketing process and streamlined production, we get your deal to the market and the market to your deal. Equipped with the industry s largest database of active investors, your deal team holds access to the most qualified opportunities Creative Design & Branding Alfonso Lomeli Cat Ray Supplementing sales with in-house financial consulting and transaction management, our centralized client services foster specialization, collaboration, and a heightened client experience from list to close Transaction Management Candice Nelson 2,960+ TRANSACTIONS 150+ EMPLOYEES 400,000+ CLIENT BUYER DATABASE $13B IN DEALS CLOSED 4 WALGREENS SULPHER, LA
CLIENTS MATTHEWS 5
AGENT BIOS BILL PEDERSEN SENIOR ASSOCIATE KYLE MATTHEWS CHAIRMAN & CEO AREA OF EXPERTISE Bill Pedersen is an integral client advisor within the drug store tenant vertical of Matthews Retail Advisors Single- Tenant Net-Leased Practice Group. Specializing in the disposition and acquisition of single tenant net leased drugstores nationwide, Bill has transacted with private clients, developers, private equity funds, and REITs, many of which are among the industry s largest. His success can be attributed to a deep-seated understanding of the drug store industry, an unrelenting work ethic, and the utilization of ties forged with key members of the industry. Bill and the drug store tenant vertical team perform more drug store transactions year-over-year than any other commercial retail brokerage team nationwide. AFFILIATIONS AND MEMBERSHIPS California Bureau of Real Estate License No. 01975700 6 WALGREENS SULPHER, LA AREA OF EXPERTISE Kyle B. Matthews is the founder of Matthews Real Estate Investment Services, and also serves as the Chairman and Chief Executive Officer since the company s founding as Matthews Retail Group, Inc. in 2008. Matthews Real Estate Investment Services is the parent company of a diversified group of real estate service, investment, debt, leasing and asset management firms. Through Mr. Matthews leadership Matthews Real Estate Investment Services has gone on to become one of the largest commercial brokerage firms in the country in both transaction volume and number of employees. Mr. Matthews led Matthews Retail Group, Inc. to become the number one investment sales group at a publicly traded, global real estate investment service company. Under Mr. Matthews guidance, Matthews Real Estate Investment Services has experienced total revenue growth from 2012 to 2016 of 1,225%. In addition, the company experienced an overall growth from six employees to currently over one hundred. Furthermore, Mr. Matthews is overseeing the current expansion of Matthews Real Estate Investment Services offices nationwide. AFFILIATIONS AND MEMBERSHIPS California Bureau of Real Estate License No. 01975700 Licensed Real Estate Broker in: AL, CA, CO, CT, FL, GA, ID, IL, IN, KS, KY, MD, MA, MI, MO, NE, NV, NM, NC, SC, TN, TX, UT, VA, WI
FINANCIAL ANALYSIS Executive Summary SALES RANGE LIST PROBABLE LOW CAP RATE 6.50% 6.75% 7.00% SALES PRICE $4,306,000 $4,147,000 $3,999,000 WALGREENS LEASE SUMMARY WALGREENS 101 S Cities Service Highway SULPHUR, LA $4,306,000 LIST PRICE ±14,820 SF GROSS LEASABLE AREA TENANT WALGREEN CO. TYPE OF OWNERSHIP Fee Simple LEASE GUARANTOR Corporate LEASE TYPE NNN ROOF AND STRUCTURE Tenant Responsible ORIGINAL LEASE TERM 75 Years LEASE DATE 3/13/06 LEASE COMMENCEMENT DATE 1/8/07 RENT COMMENCEMENT DATE 1/31/32 LEASE EXPIRATION DATE 1/31/32 TERM REMAINING 13.25 Years INCREASES None ANNUALIZED OPERATING DATA 2007 YEAR BUILT LEASE YEARS ANNUAL RENT MONTHLY RENT RENT PSF CAP RATE CURRENT 1-25 $279,900.00 $23,325.00 $18.89 6.50% OPTIONS 26-75 $279,900.00 $23,325.00 $18.89 6.50% MATTHEWS 7
SALES COMPARABLES TENANT ADDRESS SALE DATE YEAR BUILT GLA LEASE TERM REMAINING RENT PSF ANNUAL RENT CAP SALE PRICE NOTES Walgreens 101 S Cities Service Hwy Sulphur, LA - 2007 14,820 NNN 13.25 $18.89 $279,900 6.50% $4,306,000 - Walgreens 2050 Government St Mobile, AL 2/23/18 2003 14,474 NNN 11 $25.56 $369,999.95 6.30% $5,873,015 Strong market and location, sales are strong, five-year options Walgreens 1435 W Tunnel Blvd Houma, LA Under contract with a Matthews buyer; high rent a In Escrow 2003 14,490 NNN 10 $27.61 $400,000.00 6.85% $5,840,000 low sales dove up the cap, New York 1031 client is the buyer Walgreens 6395 Airport Blvd Mobile, AL 12/6/17 2007 13,650 NNN 15 $26.20 $357,595.99 6.15% $5,814,569 Over 15 years of least term remaining at time of sale, California private buyer, sold nearly 12 months ago Walgreens 1649 Martin St N Pell City, AL 11/28/17 2006 14,820 NNN 14 $22.67 $336,002.88 6.00% $5,600,048 14 year deal in an inferior location sold to a local buyer, note that this deal traded almost 12 months ago (treasuries have risen ±80 bps since then) Walgreens 218 Claude Terry Dr Oneida, TN 12/15/17 2007 14,732 NNN 15 $22.33 $328,999.98 6.00% $5,483,333 Income tax free state, no rent increases, strong reported sales Walgreens 220 N Alexander Ave Port Allen, LA 7/25/18 2013 14,550 NNN 15 $22.21 $323,085.00 5.95% $5,430,000 Flat 15 year lease, 2013 construction, local New Orleans buyer Walgreens 2030 Main St Franklin, LA 7/26/18 2014 14,820 NNN 16 $20.24 $300,000.00 6.74% $4,450,000 Small town, below average HH incomes, 5-year option structure AVERAGE 13.71 $23.83 $345,097.69 6.28% $5,498,709 8 WALGREENS SULPHER, LA
ABOUT WALGREENS The nation s #1 drugstore chain, Walgreens, operates close to 9,600 stores in all 50 US states, the District of Columbia, the Virgin Islands and Puerto Rico. Prescription drugs are the focus of the company as they account for close to two-thirds of sales; the rest comes from general merchandise, over-the-counter medications, cosmetics and groceries. Most locations offer drive-through pharmacies and one-hour photo processing, which separates them from competition. Recently, Walgreen Co. fully acquired Alliance Boots, Europe s leading drug wholesaler, to create Walgreens Boots Alliance, of which it is a subsidiary. ±9,560 TOTAL LOCATIONS WWW.WALGREENS.COM (NASDAQ: WBA) WALGREENS BOOTS ALLIANCE, INC. 2016 NET REVENUES $76.39 BILLION FY 2016 OPERATING INCOME $1.93 BILLION MATTHEWS 9
MATTHEWS MARKETING ADVANTAGE PURPOSE BUILT DATABASE FOR UNPRECEDENTED FLEXIBILITY, EXPOSURE, AND TARGETING Many brokers must rely on restrictive databases that limit a brokers ability to market a client s property to an active database. The singular purpose of the Matthews database is to sell our client s assets at the best price and we will market as much as possible to ensure that we do just that. DIGITAL BODY LANGUAGE FOR ACTIONABLE INSIGHTS As investors interact with our integrated technology platform, their digital behavior is tracked and analyzed. Through understanding our buyer pool we are able to most effectively serve both buyer and seller as we execute a transaction. REAL-TIME MARKETING & SEGMENTATION FOR DIRECT ACCESS TO INVESTORS Real-time data and audience segmentation enable your deal team to market your offering to the most qualified investors during the time at which they are most likely to consider the opportunity. CLICK-TO-SALE TECHNOLOGY FOR IMMEDIATE FOLLOW-UP AND ENHANCED INTERACTION The sales waiting game is a thing of the past. The point at which technology meets human interaction, your deal team is notified at the moment an investor has viewed or clicked on your property, enabling your deal team to contact the interested party at the moment they are considering the investment. STRUCTURE AND SPECIALIZATION REPRESENTING CLIENTS FROM LISTING TO CLOSE Upon connecting investor with investment, our in-house transaction management team takes a hands-on approach to managing your transaction to a close through detailed reporting and metrics, consistent follow-up, and escrow relationships. 10 WALGREENS SULPHER, LA
MORE EFFICIENCY. FURTHER REACH. ENHANCED INTERACTION In addition to your agent marketing directly to buyers, each listing is given the highest possible exposure through a 10-Touch Digital Marketing Process. Below is the standard timeline, however, an accelerated marketing plan is available. TEXT WEBSITE HTML FOLLOW-UP BROKER PERSONALIZED EMAIL A personalized email is sent to the most likely buyers according to their expressed interest. Broker makes outbound calls and answers inbound MATTHEWS.COM Sophisticated marketing drives buyers to look for the best deals on Matthews.com GRAPHIC EMAIL Graphical email is sent to a larger pool announcing the listing with investment highlights. Broker contacts buyers through Click-to- Sale Technology PERSONALIZED FOLLOW-UP Personalized email is sent from our integrated system to follow-up with the most interested buyers. The pool is expanded based on mean interest level GRAPHIC TO BROKERS Graphic email announcement is sent to brokers EXTERNAL 3RD PARTY RESEND HTML FOLLOW-UP EXTERNAL MARKETING Listing is extended to external marketing and multi-listing sites EXTENDED BUYER POOL Digital marketing is sent to third-party buyer pools to maximize exposure WIDE REACH Personalized email is sent from the system to the widest audience including investors and brokers who have and have not seen the deal MARKET SHARE Listing is included in vertical Market Share announcements, available listings and a graphic featured listing email PERSONALIZED EMAIL TO THE ENGAGED Personalized email is sent to buyers who showed interest through online activity and calls, both inbound and outbound MATTHEWS 11
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LIST WITH US 1 List your property exclusively with Matthews Real Estate Investment Services INVESTMENT SECURITY PROFILE 2 10 key security profile factors are rated for an overall investment security grade on your down-leg property MOTIVATION RANKING 3 Your 4 major motivations for owning commercial real estate are ranked by priority EXECUSTION OF SALE & BUSINESS PLAN 4 As we execute your sale to achieve the best price and terms we work with you to develop a strategic commercial real estate investment plan 1031 PRIVATE CLIENT ADVANTAGE TEAM 5 Your specialized team is assigned to find your up-leg investment based on motivation, Investment Security Profile and retail interest AVAILABLE PURCHASE PROPERTIES 6 Recommend available properties with an Investment Security Profile that matches your motivations and improves your position EXCHANGE ACCOMMODATOR 7 Our Exchange Accommodator partners work with you to ensure legal adherence with 1031 Exchange requirements OFFICIAL IDENTIFICATION 8 We assist you in the identification of an up-leg investment that will improve your position LOI 9 We help submit your letter of intent and make an offer on your up-leg investment, often before your down-leg property has closed DUE DILIGENCE & CLOSE 10 Our strategic lending partners provide best in-market financing, while our transaction management team helps guide each step of escrow and closing MATTHEWS 13
THE DEFINITIVE MARKETING LEADER OVER MORE THAN 2,960 $13B 94% 93% TRANSACTIONS CLOSED ESCROW-TO- CLOSE RATE SALES-TO-LIST- PRICE LEADING THE MARKET IN RETAIL VERTICAL TRANSACTIONS BY VOLUME INCLUDING: Auto Parts Grocery Stores Banks Casual Dining Convenience Stores Dollar Stores Drug Stores QSR Auto Service 14 WALGREENS SULPHER, LA
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PRESENTED BY BILL PEDERSEN SENIOR ASSOCIATE DIR (949) 432-4501 MOB (831) 246-0646 bill.pedersen@matthews.com LIC # 01975700 (CA) KYLE MATTHEWS CHAIRMAN & CEO DIR (310) 919-5757 MOB (310) 622-3161 kyle.matthews@matthews.com LIC # 01469842 (CA) MARKETING POSITIONING AND PRICING ANALYSIS WALGREENS SULPHUR, LOUISIANA 16 WALGREENS SULPHER, LA