NNN LEASED TO 30 Flatbush Avenue Brooklyn, New York
30 Flatbush Avenue SPONSORSHIP Sun Equity Partners ("SEP") and Stark Enterprises ("Stark") will form a joint venture (the "Sponsor") to purchase 30 Flatbush Avenue (the "Property"). SEP is a real estate investment and development firm founded by Zev Schick, Mendel Tress, and Sun Realty Capital. The firm mainly focuses on value-add retail projects as well as select residential opportunities. Since 2013, SEP has acquired over $400MM of properties, encompassing 1.6MM sf of retail space, 1MM sf of office/industrial space, and almost 500 residential units. Sun Realty Capital was founded by the Azeroual family and is headed by Avy Azeroual. The company is currently headquartered in New York with offices in Los Angeles, Berlin, Paris, and Casablanca. The Azeroual family has been involved in real estate for over 60 years, with an established reputation as a high-quality property owner, investor, and developer of projects spanning several continents. The Azeroual family currently controls over 12MM sf of offices, apartments, and retail worldwide, valued in excess of $1.5B (including positions held by joint venture partners). Stark, headquartered in Cleveland, is a full service real estate operating company with the highest level of expertise in acquisition, development, leasing, property management, construction, architectural design, landscape architecture and marketing. Balancing new urbanist principles and sustainability practices with economic viability, Stark Enterprises delivers remarkably progressive, next generation mixed-use properties. For nearly 40 years, Stark Enterprises has been developing and managing generational assets that leave visitors with lasting impressions. Stark s portfolio consists of retail, entertainment, office, residential, hotel and student housing environments, totaling approximately seven million square feet. With its $2B portfolio and over $1B under development, Stark properties are always managed with the company s long-term investment strategy in mind and are continually recognized by customers and industry leaders as among the most beautiful, well operated and maintained properties in the nation.
Investment-grade acquisition opportunity NNN Con Edison Investment-Grade Credit 100% leased on an absolute net basis to Con Edison, delivering a bondable income stream for at least the next ten years. The Property was purpose-built for Con Edison in 1971, and the utility company has remained in continuous occupancy for 45 years. Throughout the term of the Lease, Con Edison has continued to make significant capital investments in the facility. Irreplaceable Full City Block Location Comprises a prime full-block location at the intersection of Flatbush Avenue and Fulton Street Downtown Brooklyn s most important thoroughfares. Prime High-Profile Retail with Upside Three high-profile storefronts along Flatbush Avenue leased to Chase Bank, CVS, and United Healthcare through 2027, 2034, and 2021, respectively. Strong neighborhood rental growth presents substantial upside as below market leases expire. Mark-to-Market Renewal Upside Con Edison possesses an option to renew in 2027 at 95% FMV, driving significant mark-to-market cash flow growth potential with no down time and minimal leasing costs. 30 FLATBUSH AVENUE page 2
Strategically located in Brooklyn s Commercial and Residential Core Brooklyn Renaissance Outstanding long-term appreciation potential as Downtown Brooklyn s remarkable evolution continues surging population, residential development boom, expanding neighborhood amenities, and major office relocations within the technology and creative sectors. Immediate Subway Access Nevins Street subway station entrance immediately outside the Property s front door offers direct access to Manhattan in less than 10 minutes via the 2, 3, 4, and 5 lines. There are an additional eight subway lines within two blocks of the Property. Future Repositioning Potential Ideal location and physical features for creative-oriented office tenants moving into Downtown Brooklyn oversized windows, triple exposure, bold architecture, on-site parking and easily divisible 40,000 square foot center-core floorplates. Long-Term Development Potential Ideally suited for development/redevelopment in the future, presenting a lucrative long-term exit strategy for this core Downtown Brooklyn investment. Downtown Brooklyn looking West to Lower Manhattan Investment Summary page 3
INVESTMENT SUMMARY The Sponsor is currently under contract to purchase the leasehold interest in a full-block, mixed-use office and retail building for a total capitalization of $97.6MM. The Property is well-located in rapidly-developing Downtown Brooklyn, at the corner of Fulton Street, just blocks from the Barclays Center. The Property is currently 100% leased to credit tenants. The Consolidated Edison Company of New York, New York City s energy utility, net leases the Property, occupying the entire office portion at below market rents through 2027. The retail spaces are subleased at below market rents to CVS Pharmacy, JP Morgan Chase Bank, and United Healthcare Services, with initial lease terms expiring between 2021 and 2034 (though each tenant has extension options). The Property is subject to a ground lease (with the City of New York as ground lessor) with an extended maturity in 2071. SEP's base underwriting assumes the Property is held for 10 years and sold upon execution of ConEd's extension term. The investment presents multiple lucrative opportunities for significant upside, including an earlier extension agreement with ConEd (and earlier sale), a renegotiation and extension of the ground lease with New York City, or the construction of air rights. PROPERT Y SN APSHOT LOCATION BLOCK /LOT LOT SIZE FRONTAGE ZONING YEAR BUILT FLOORS BUILDING AREA OFFICE RETAIL TOTAL TYPICAL FLOOR PLATE PARKING SPACES CURRENT TENANTS YEAR 1 NOI 10-YEAR AVERAGE NOI Full triangular block bound by Flatbush Avenue, Nevins Street, and Livingston Street 162/1 33,294 square feet Flatbush Avenue: 378 feet, Nevins Street: 212 feet, Livingston Street: 315 feet C6-4 (within the Special Downtown Brooklyn district) 1971 6 stories plus penthouse, basement, and sub-basement 238,020 rentable square feet 20,413 rentable square feet 258,433 rentable square feet 42,736 rentable square feet 52 Con Edison, JPMorgan Chase Bank, National Association ( Chase ), CVS Albany, LLC ( CVS ), United Healthcare Services Inc. ( United Healthcare ) $5.5MM $6.0MM Investment Summary page 5
Financial Drivers The Property presents investors with an ideal combination of low-risk in-place cash flow supplemented with significant revenue growth and capital appreciation. This investment profile is perfectly suited to the Downtown Brooklyn growth story offering tremendous upside potential as this world-class mixed-use district continues to mature. Attractive Yields The Property will generate competitive yields from day one, with returns that meet or exceed alternative netlease investments in the New York City marketplace. Yields on this investment will be significantly higher than from tenant corporate bonds of similar maturity, delivering the twin benefits of enhanced yields and appreciation potential. Outstanding Credit The Con Edison lease is backed by the investment grade credit of New York State s leading utility company, with a credit rating of A2 from Moody s and A- from S&P. Even in periods of economic volatility, utilities are reliable performers, delivering an exceptionally secure income stream through at least 2027. CONSOLIDATED EDISON OF NEW YORK MOODY S: A2 S&P: A- Significant Capital Investment Con Edison has made significant investments in their facility throughout their tenure. More recently, the utility company spent over $6 million on a capital improvement program that included modernization of their electronic control center and supplemental building improvements. This recent major capital investment provides further evidence that the company intends to remain at the Property for the foreseeable future. Renewal Upside The Con Edison lease includes a 10-year renewal option beginning in 2027 at 95% of fair rental value. The current allocated NNN rent that Con Edison pays for the office portion of its space is $14.86 per square foot which equates to approximately $33 per rentable square foot on a gross basis. Current market rents are in the $48 per square foot range on a gross basis. Even with a significant rent increase, Con Edison will be challenged to find an alternative location that delivers the Property s functionality, centrality, and transportation access at a competitive price. FITCH: A- Purpose-Built The Property was custom built for Con Edison in 1971, and the utility company has remained in continuous occupancy for 45 years. This long-term occupancy, combined with the mission critical characteristics of the facility for Con Edison s operational needs, suggests a very high probability of renewal. 30 FLATBUSH AVENUE page 6
NNN Structure The absolute net structure of the Con Edison lease minimizes management effort and insulates investors against increases in real estate taxes and other operating costs. This ease of management and shielding of risk presents an ideal profile for investors seeking capital preservation in an appreciating market. Attractive Retail Sublease Structure The unique sublease structure of the Property s retail space allows ownership to collect substantial retail rents above the Con Edison retail net lease allocation. Significant value creation will be unlocked as below market retail leases expire ground floor retail asking rents at 1 Flatbush (across the street) are now in excess of $250 per square foot (NNN) vs. in-place rents of approximately $70 per square foot at the Property. Contractual Rent Increases Contractual increases stipulated in both the Con Edison lease and retail subleases provide surety of revenue growth and yield enhancement which flow directly to the bottom line due to the NNN structure. CAPITALIZATION The Property s projected year one net operating income is approximately $5.4MM, equating to a 6.0% going-in cap rate on the contract purchase price of $91.5MM and a projected 7.4% cash-on-cash return in the first year. The Sponsor is viewing the investment as a long-term opportunity, with each tenant at the Property subject to a significantly below-market lease. Including closing costs, the total capitalization is projected to be $97.6MM, and the Sponsor is raising $24.4MM of equity: The Sponsor plans to hold and manage the Property for 10 years until the ConEd lease nears maturity, at which point the Sponsor will re-lease the office space at market rents (or ConEd will renew). In year 12, the projected NOI, upon office releasing to market rents, jumps to $11.9MM, or a 12.2% yield on total costs. The Sponsor projects selling the Property after a ten-year hold at a 5.5% exit capitalization rate, resulting in a 23.0% IRR and a 6.0x multiple, pre-promote. Investment Summary page 7