FULLY APPROVED 175 UNIT LUXURY APARTMENT DEVELOPMENT OPPORTUNITY D E V E L O P M E N T S I T E 603 Millers Hill Road Kennett Square, PA 19348 RENDERING 433 W. Market Street, Suite 9 West Chester, PA 19382 (484) 887-8202 www.pillarrealestateadvisors.com The Ravello is a proposed 175-unit luxury apartment development opportunity situated on 14.4 acres. The approved structure is a four-story, wood frame multi-family complex to be constructed over a one-story steel and concrete parking garage which accommodates 150 cars, in addition to 147 surface parking spots. The Ravello is a fully entitled site, construction permit ready and is the only Class A Luxury Apartment Site within 9 miles. The property is adjacent to Exelon Corporation, Anson B. Nixon Park, and within walking distance to downtown Kennett Square Borough.
THE RAVELLO SECTION 1: SECTION 2: SECTION 3: DEVELOPMENT & PROPERTY Development Overview Property Overview LOCATION Market Aerial MARKET OVERVIEW Chester County Kennett Square Employment SECTION 4: Market Area Demographics Comparable Multifamily Land Sales Unit Mix & Market Rents RENDERING AND SITE PLANS Rendering Amenity Deck Landscape Plan 433 W. Market Street, Suite 9 West Chester, PA 19382 (484) 887-8202 www.pillarrealestateadvisors.com
DEVELOPMENT & PROPERTY *Rendering
DEVELOPMENT OVERVIEW Location: 603 Millers Hill Road, Kennett Square, Chester County, PA Offering Price: $7,000,000 *Outline denotes general location of property. Not an accurate representation of actual property lines. Approvals: Fully Engineered for 175 unit apartment development Public Water & Sewer on site Water fees paid Exempt from fee in lieu of open space Exempt from traffic 209 fees Building Plans Available
PROPERTY OVERVIEW Address Parcel No. Acres Sq. Ft. 603 Millers Hill Rd 62-004-0015.0100 11.8 514,008 603 Millers Hill Rd 62-004-0001.0000 1.50 65,340 400 N. Walnut Street 62-003-0051.0000 1.00 43,560 383 Walnut Road 03-001-0001.0000 0.11 4,619 14.4 637,527+/- Features: Within walking distance to YMCA, Anson B. Nixon Park, and downtown Kennett Square Borough. Walking trails adjacent to Anson B. Nixon Park. Conveniently located on business Route 1 (Millers Hill / State Street) Access: Millers Hill is accessed directly from the primary thoroughfare of US Route 1 Approvals: Property is fully approved for 175 Unit Apartment Development. Four story construction over 150-car parking garage, including all approvals necessary to obtain building permits from Kennett Square Township Utilities: Site is serviced by public water, sewer, and electric Schools: Kennett Consolidated School District Ranked 17th on the national list of most challenging high schools Trade Area: Kennett Township is an approximately 15.6 square miles, incorporated township, located in Southern Chester County. The township is situated approximately 38 miles West of the City of Philadelphia, approximately 12 miles Southwest of West Chester Borough (county seat for Chester County, PA), approximately 14 miles from Wilmington, DE, and approximately 28 miles from Philadelphia International Airport
LOCATION
MARKET AERIAL SITE *Outline denotes general location of property. Not an accurate representation of actual property lines.
MARKET OVERVIEW
CHESTER COUNTY Land Area 750 Square Miles County Seat West Chester Total Population 506,422 Municipalities 73 School Districts 12 Parks & Recreation Nearly 10,000 Acres (116 State Parks, 4 County Parks) Hospitals 7 Colleges / Universities 6 Libraries 16 (Total of 27 Branches) Banks 32 (Total of 123 Branches) Average Family Size 3.18 People Median Age 39.3 Years Median Household Income $86,093 Chester County, located in southeast Pennsylvania, has a little over 750 square miles of land area. Eastern Chester County is home to the affluent Main Line western suburbs of Philadelphia while the southwestern portion is a suburb of Wilmington, Delaware. It is the highest income county in Pennsylvania and the 24 th highest in the nation, as measured by median household income. The median household income within Chester County was a $86,093 in 2010-2014 and has grown by 31.85% since 2000. The income growth rate is on par with the state average and is higher than the national average of 27.36%. As of 2010-2014, the total Chester County population was at 506,422 (2014) within 185,306 households, which has grown 16.82% since 2000. The population growth rate is considerably higher than the state average rate of 3.89% and is much higher than the national average rate of 11.61%. The median age is 39.9, and the largest number of residents fall into the 25 to 34 age range. The median house value was at $323,600 in 2010-2014 and has grown by 77.32% since 2000. The house value growth rate is higher than the state average rate of 70% and is much higher than the national average of 46.91%. Chester County is home to a number of universities and colleges including: West Chester University, Penn State Great Valley, Lincoln University, Cheyney University of Pennsylvania, Immaculata University and Valley Forge Christian College. It is also home to a multitude of award-winning school districts, including Kennett Consolidated, Unionville-Chadds Ford, Great Valley and West Chester. Chester County has a very strong and diverse business economy with a mix of smaller entrepreneurial companies, larger national chains and corporate headquarters. The county is a day s drive from 25% of the nation s consumer buying power. Some of the top employers include: Exelon Corporation, QVC Inc., Siemens Medial Solutions, Penn Medicine, Johnson & Johnson Pharmaceuticals, Pyle Corporation, IBM Corporation, Genesis Healthcare, Sunguard, Herr Foods, Chatham Financial, Mars Drinks, Wawa Inc. and many more.
KENNETT SQUARE There are over 80 shops and restaurants located within Kennett Square Borough, including antiques, apparel, beauty & wellness, bookstores, brewpubs, gourmet foods, home décor, jewelers, wine cellars, and more. Kennett Square hosts over 13 annual events including monthly Third Thursdays which draws crowds from around the region. Mushroom Drop New Year s Eve in Kennett Square is celebrated by the annual Mushroom Drop with 3-5,000 annual attendance Kennett Brewfest The Kennett Brewfest is held every October and includes samples from over 100 craft breweries and the annual Pillar Award, presented by Pillar Real Estate Advisors with 4,500 annual attendance Mushroom Festival The Mushroom Festival is held the weekend after Labor Day every year with an average of 80,000 annual attendance Kennett Winterfest The Kennett Winterfest is held every February and features winter craft brews from over 50 craft breweries with 1,200 annual attendance
EMPLOYMENT The Ravello is located in Kennett Township, immediately adjacent to Downtown Kennett Square Borough. Kennett Township s employment is forecasted to increase by 31.3%. The Borough of Kennett Square is also forecasted to increase by 22.1% Longwood Gardens A portion of this growth will be driven by the area s largest employers located less than 3 miles from The Ravello property, some within walking distance. These include Exelon Energy, Chatham Financial, Genesis Healthcare, and world-renowned Longwood Gardens, which draws over 1 million visitors per year. Genesis Healthcare Exelon Energy Chatham Financial COMPANY EMPLOYEES MILES AWAY CHATHAM FINANCIAL 316.4 miles EXELON ENERGY 640 DIRECTLY ADJACENT GENESIS HEALTHCARE 800.5 miles LONGWOOD GARDENS 467 2.5 miles
MARKET AREA ANALYSIS There is a lack of Class A inventory in Kennett Square. The Greater Kennett Square Region has the smallest number of Class A rental properties among all of the surrounding communities. To date, Magnolia Place is the only Class A rental community in Kennett Square. However, this community only has 30 units and it has no amenities. If someone lives in a Class B property and they wish to move up, they must either move outside the area or look into buying a home. If someone wishes to downsize, as in the case with many empty nesters, they too must consider moving outside of Kennett Square or consider purchasing a smaller home. Kennett West Chester Malvern Phoenixville Media Concord Class A Inventory 199 1,573 574 579 494 1,570 Ratio of Class A Inventory to Population 1:245 1:70 1:36 1:163 1:431 1:25 Population 48,674 109,558 78,120 94,607 212,947 87,807 The Kennett Primary Market Area is projected to have an overall housing shortage. Household growth for the Primary Market Area (PMA), which includes Kennett Square, Kennett Township, East Marlborough and New Garden Townships, is a projected 687 units over the next 5 years. In this same time period, new home construction in the PMA, including existing and proposed single family and townhouse inventories, account for 225 units or 33% of the estimated household growth. This is a direct result of the low inventory of developable land. This creates a significant gap to meet the housing needs of the population. More housing is needed to fill this gap. Source: Chester County Planning Commission Rapid lease up rates of competitive properties highlight demand and opportunity. Magnolia Place 33 units (Kennett Square) leased up at a rate of 5-8 units per month beginning in April 2015. Chestnut Street Lofts 60 units (West Chester) leased up at a rate of 8 units per month beginning in May 2014. The Pointe 230 units (West Chester) leased up at a rate of 12.5 units per month beginning in late 2012. Eastside Flats 190 units (Malvern) leased up at a rate of 10 units per month beginning in August 2010. In addition, a survey of Kennett Square based employees, 33% stated that they would consider moving to luxury style, amenity-rich apartments if they were available. Source: SRH Marketing Group
DEMOGRAPHICS Demographics 1 Mile 2 Mile 3 Mile 2016 Total Population 6,481 13,989 21,743 2021 Population (Projected) 6,644 14,305 22,221 Population Growth 2016-2021 2.52% 2.26% 2.20% 2016 Total Households 2,312 4,834 5,541 Household Growth 2016-2021 2.60% 2.36% 2.25% Median Household Income $67,405 $79,187 $90,817 Average Household Size 2.80 2.80 2.80 Median Home Value $264,045 $303,949 $373,398 Median Year Built 1965 1975 1981
COMPARABLE MULTIFAMILY LAND SALES Property / Location Total Units Lot Size (Acres) Sale Date Sale Price Price Per Unit Price Per Acre Zoning Ravello (Subject Property) Kennett Square, PA 10 Union Avenue Bala Cynwyd, PA Hanover Valley Forge King of Prussia, PA Haven at Atwater Village East Whiteland Township Malvern, PA Madison at French Creek Phoenixville, PA 112 Sibley Avenue Ardmore, PA 175 14.4 U/C $7,000,000 $40,000 $486,111 BP: Business Park 112 1.59 U/C $5,800,000 $51,786 $3,647,799 CAD-BV: City Ave Dist - Bala Vlg 339 2.83 Nov-15 $15,255,000 $45,000 $5,390,459 VVF: Village at Valley Forge 326 13.1 Sep-14 $12,551,000 $38,500 $958,092 O/BP: Office/Business Park 350 20.5 Jan-14 $11,200,000 $32,000 $546,341 MG: Mixed-Use Growth 46 0.65 Jan-14 $2,100,000 $45,652 $3,230,769 CL & C-2: Commercial
UNIT MIX & MARKET RENTS UNIT TYPE # OF UNITS BED/BATH SQ. FT WEIGHTED MONTHLY RENT RENT/SQ. FT 1 Bedroom 24 1.1 767 $1,641.67 $2.14 1 Bedroom 11 1.1 759 $1,647.73 $2.17 1 Bedroom 4 1.1 754 $1,618.75 $2.15 1 Bedroom 4 1.1 818 $1,668.75 $2.04 1 Bedroom + Juliet 8 1.1 818 $1,693.75 $2.07 1 Bedroom + Balcony 15 1.1 899 $1,846.67 $2.05 1 Bedroom + Balcony 4 1.1 857 $1,843.75 $2.15 1 Bedroom + Den/Office 10 1.1 852 $1,742.50 $2.05 1 Bedroom + Den/Office 1 1.1 1150 $2,100.00 $1.83 1 Bedroom + Balcony+ Den/ Office 11 1.1 1008 $1,947.73 $1.93 1 Bedroom + Den/Office 2 1.1 993 $1,975.00 $1.99 1 Bedroom + Loft + Terrace 4 1.1 767 $1,800.00 $2.35 1 Bedroom 8 1.1 823 $1,712.50 $2.08 2 Bedroom 24 2.2 1167 $2,143.75 $1.84 2 Bedroom + Balcony 16 2.2 1108 $2,193.75 $1.98 2 Bedroom 10 2.2 1132 $2,200.00 $1.94 2 Bedroom 9 2.2 1182 $2,136.11 $1.81 2 Bedroom + Loft + Terrace 2 2.2 1377 $2,800.00 $2.03 2 Bedroom + Loft + Terrace 1 3.2 1586 $3,000.00 $1.89 2 Bedroom Penthouse + Terrace 4 2.2 1539 $3,000.00 $1.95 3 Bedroom 2 3.2 1468 $3,212.50 $2.19 3 Bedroom + Loft + Terrace 1 3.2 1989 $3,500.00 $1.76 WEIGHTED AVERAGES 175 983 $1,884.00 $1.92
RENDERING & SITE PLANS *Rendering
RENDERING *Rendering
AMENITY DECK PLAN
LANDSCAPE PLAN
for more information on the ravello apartment development site, please contact: Eric Kuhn O: (484) 887-8202 x.14 C: (803) 280-1950 EKuhn@PillarRealEstateAdvisors.com Andrew Turner O: (484) 887-8202 x.13 C: (484) 888-1825 ATurner@PillarRealEstateAdvisors.com Andrew Carlino O: (484) 887-8202 x.23 C: (610) 733-1499 ACarlino@PillarRealEstateAdvisors.com This information has been obtained from sources believed reliable. We have not verified it and make no guarantee, warranty or representation about it. Any projections, opinions, assumptions or estimates used are for example only and do not represent the current or future performance of the property. You and your advisors should conduct a careful, independent investigation of the property to determine to your satisfaction the suitability of the property for your needs.