WASHNGTON MUTUAL VICTORVILLE, CALIFORNIA EXCLUSIVE INVESTMENT OFFERING
FEATURES: • • • • •
Hard‐Corner Location on Busy Arterial Thoroughfare (Balanced Neighboring Support from Residential, Office, Medical and Industrial Uses) National Credit Tenant (WAMU ‐ #97 on 2008 Fortune 500 List) Large Parcel Size, Potential for Additional Building Square Footage (45,738 Sq Ft Parcel Size; Potential to Build Additional Building In the Future) Low, Replaceable Rent (Current Rent Only $2.45 Per Sq Ft; Comparable Pads at Over $3.00 Per Sq Ft) Strong Rental Increases (10.22% Increase in January 2012; 14.83% Increase in January 2017)
Jon Selznick | Chris Rodriguez Pacific Commercial Investments, Inc. 3700 Campus Drive, Suite 201A Newport Beach, California 92660 Phone (949) 723‐5800 | Fax (949) 723‐5801
[email protected] |
[email protected] The above information is for reference purposes only, is approximate, and is subject to change. It is not guaranteed as to its accuracy or completeness. Buyer should conduct its own independent investigation and consult an attorney. As of September 2008.
WASHNGTON MUTUAL VICTORVILLE, CALIFORNIA CONFIDENTIALITY This is a confidential marketing profile (the "Profile") intended solely for your limited use and benefit in determining whether you desire to express further interest in purchasing the "Property", located in Victorville, California. This Profile has been prepared by Pacific Commercial Investments, Inc. ("PCI") on behalf of the owner of the Property (the "Owner") and has been reviewed by representatives of the Owner. It contains select information pertaining to the Property and does not purport to be an all‐inclusive representation of the state of affairs of the Property, or to contain all the information, which prospective investors may require. All financial projections and information are provided for general reference purposes only and are based on assumptions relating to the general economy, market conditions, competition and other factors beyond the control of the Owner and PCI. The information contained herein was obtained from third parties, and it has not been independently verified by PCI. Prospective investors should have the experts of their choice inspect the Property and verify all information. PCI is not qualified to act as or select experts with respect to legal, tax, environmental, building construction, soils‐drainage or other such matters. Therefore, all projections, assumptions and other information provided and made herein are subject to material variation. Neither the Owner nor PCI, nor any of their respective directors, officers, affiliates or representatives make any representation or warranty, expressed or implied, as to the accuracy of completeness of this Profile or any of its contents, and no legal commitment or obligation shall arise by reason of your receipt of this Profile or use of its contents. The Owner expressly reserves the right, at its sole discretion, to reject any or all expressions of interest or offers on the subject Property, and/or to terminate discussions with any entity at any time with or without notice which may arise as a result of review of this Profile. The Owner shall have no legal commitment or obligation to any entity reviewing this Profile or making an offer on the Property unless and until written agreement(s) for the Property have been fully executed, delivered and approved by the Owner and any conditions to the Owner's obligations therein have been satisfied or waived. By receipt of this Profile, you agree that this Profile and its contents are of a confidential nature, that you will hold and treat it in the strictest confidence and that you will not disclose this Profile or any of its contents to any other entity without prior written authorization of the Owner or PCI. You also agree that you will not use this Profile or any of its contents in any manner detrimental to the interest of the Owner or PCI. PCI reserves the right to submit the Property to additional clients on terms that may or may not be identical to the terms contained herein. By receipt of this Profile, you acknowledge that competing interests may develop in connection with offers on the Property, and waive any conflict of interest that might arise as a result thereof. In such case, PCI expressly disclaims any obligation to advance the interest of any client at the expense of any other client who may receive this Profile. Dealings with each client shall remain strictly confidential and in no case will PCI disclose the terms of any actual or potential offer to any competing client.
The above information is for reference purposes only, is approximate, and is subject to change. It is not guaranteed as to its accuracy or completeness. Buyer should conduct its own independent investigation and consult an attorney. As of September 2008.
WASHNGTON MUTUAL VICTORVILLE, CALIFORNIA INVESTMENT INFORMATION This freestanding single tenant retail investment property presents an investor the opportunity to own the fee simple interest in an absolute NNN leased investment strategically positioned on a hard corner within one of the main commercial corridors of the Victor Valley region. It features a 24‐hour double drive‐thru ATM as well as a 24‐hour walk‐up ATM, allowing convenient options for customers throughout the day. Reinforcing the subject property’s ideal location is the fact that the tenant chose to relocate an already successful branch location to the subject site in 2001. Operating their branch not far from their previous location, WaMu seized the opportunity to open a branch in a prototype building within this highly diverse commercial district. This commitment by WaMu highlights the desirability and strength of the subject location within the Victor Valley region. The subject property benefits from its “center‐of‐town” positioning in the heart of the Victor Valley trade area. Due to the City’s favorable infrastructure and tax incentive programs, numerous companies have chosen to locate to Victorville. This has created an influx of industrial, medical, and office users bringing a large daytime employment base to the immediate trade area. Specifically, there are many office and industrial buildings immediately surrounding the subject property, such as Desert Valley Hospital, numerous supporting medical offices and distribution centers for large companies such as M&M/Mars, Goodyear Tire & Rubber Company, Con Agra Foods Nutro Products and AFG Glass. As a result, the daytime work population combined with the existing residential density produces significant customer traffic for the subject property. Lastly, there are multiple national and local banking institutions with branches and offices in the immediate area, such as Citizens Business Bank, Wells Fargo, Desert Community Bank and Downey Savings providing further evidence of the demand for banking and financial services within this trade area. With the development of the Southern California Logistics Airport just north of the subject property, the City of Victorville is showing its commitment to economic development, promoting of smart growth and the development of new jobs. By itself, the Southern California Logistics Airport development is projected to create approximately 30,000 new jobs, providing an anchor to the immediate trade area which will support large industry in Victorville and sustained success in the subject property, especially when considering the ancillary infrastructure created as a result of the Southern California Logistics Airport (rail lines, industrial/distribution facilities, etc.). The subject property offers an investor a very safe and stable income stream, with strong scheduled rental increases, and one of the nation’s largest retail banking operations as the tenant (WaMu is #97 on the 2008 Fortune 500 List). Despite turmoil in the banking sector, the fact remains that consumer and business banking services at the branch level is a staple of the economy and one in which demand will never subside. The renewal options provide significant increases to the current income stream with scheduled rental increases of 10.22% in 2012 and 14.83% in 2017. Furthermore, WaMu’s scheduled rent of $3.10 PSF in 2017 will still be much lower than current market rent for freestanding retail pad buildings in the local trade area. This provides an investor with protection against downside in rents while allowing for significant upside in income in the future.
The above information is for reference purposes only, is approximate, and is subject to change. It is not guaranteed as to its accuracy or completeness. Buyer should conduct its own independent investigation and consult an attorney. As of September 2008.
WASHNGTON MUTUAL VICTORVILLE, CALIFORNIA A key differentiator of the subject property within the marketplace is the large parcel size of the offering, which is not being fully utilized. The subject property originally consisted of two parcels, and WaMu was to occupy only the front parcel with plans for a medical/office building to be built on the rear parcel. Based on the anticipated success of the subject location, WaMu requested the use of the second parcel for parking (approx. 16,000+ additional square feet). This desire for additional parking reinforces WaMu’s belief in the continued success of the subject location. Currently the 5,074 square feet of building improvements only account for 11% site coverage on the 45,738 square foot parcel. Depending on WaMu’s future intent, the subject property could be split again into two parcels which would allow the new owner to add significant value to the property through several different strategies including, but not limited to: 1) adding additional square footage to the existing improvements; 2) build a new building on the rear parcel; or 3) ground lease the rear parcel. At a conservative 20% site coverage ratio, the new building could potentially be over 4,000 square feet and allow an investor to nearly double the current NOI.
LOCATION – VICTORVILLE The subject property is strategically located on the SWC of Comanche Street and Hesperia Road in Victorville, California. Situated on a hard corner, the subject property benefits from its ideal positioning within the major commercial corridor of Victor Valley. Directly across Hesperia Road is the Foxborough Industrial Park, a 233‐acre industrial park serving as a major distribution hub for many leading global corporations. Tenants with distribution and/or manufacturing facilities within the Foxborough Industrial Park include: Goodyear Tire & Rubber Company, M&M/Mars, ConAgra Fods, Nutro Products and AFG Glass. Additionally, there are two proposed industrial buildings to be constructed within the Foxborough Industrial Park which will add nearly 300,000 square feet of industrial space. These global corporations chose to locate within the Foxborough Industrial Park due to the ease of access to the adjacent Burlington Northern Santa Fe rail mainline, ease of access to the Southern California Logistics Airport, close proximity to I‐15 freeway and the exclusive co‐generation plant built by Victorville Municipal services. Immediately north and south of the subject property are numerous medical and professional offices including: Desert Valley Medical Group, Guardian Medical Group, Heritage Victor Valley Medical, Crismali Foot & Ankle, The Physicians Surgery Center, Quest Diagnostics and Universal Pain Management. Additionally, roughly a mile to the south of the subject property is the Desert Valley Hospital, an 83‐bed acute care medical center. Nearby there are multiple retail tenants including: Vons, Longs Drugs, CVS, Starbucks, Walgreen’s, In‐N‐Out Burger, Petco and Blockbuster Video, Wells Fargo and Bank of America. Located 12 miles north of the subject location is the planned “Global Access” development (http://www.logisticsairport.com/page.aspx). Formerly George Air Force Base, the 8,500 acre multimodal transportation hub is being redeveloped into the largest fully‐integrated commercial development in the region and is anticipated to create more than 30,000 jobs and support approximately another 18,000 jobs in the surrounding area. Global Access is comprised of the Southern California Logistics Airport (SCLA), a 2,500 acre world class aviation and air cargo facility, the
The above information is for reference purposes only, is approximate, and is subject to change. It is not guaranteed as to its accuracy or completeness. Buyer should conduct its own independent investigation and consult an attorney. As of September 2008.
WASHNGTON MUTUAL VICTORVILLE, CALIFORNIA Southern California Logistics Centre (SCLC), a 2,500‐acre commercial and industrial complex totaling 60 million square feet of diverse development and the Southern California Rail Complex (SCRC), a planned 3,500‐acre intermodal rail and complex including rail‐served facilities. Currently, over 100 companies have chosen to conduct business at Global Access including: Boeing, General Electric, Aircraft Engines, Newell Rubbermaid, Fed‐EX, Wal‐Mart, Sierra Pacific, Nestle Waters and many other corporations, utilizing the advantages and opportunities the air, rail, and ground transportation services provide. As of June 2008, Dr. Pepper Snapple Group had made an agreement with the Victorville City Council to build an 850,000 square foot manufacturing and distribution plant there, making it the company’s Western manufacturing and distribution center. The benefit of the Global Access development to the potential investor of the subject property clearly relates to its strategic location in proximity, the increased traffic and population density and the resulting demand for services. Victorville is a self‐proclaimed pro‐growth City known as the business hub of the Victor Valley region, drawing consumers from well beyond its immediate area. Furthermore, it is the largest commercial center between San Bernardino and the Nevada Border. According to the Victor Valley Economic
Development Authority’s 2007 Retail Market Analysis, over 400,000 additional square feet of retail space could be supported in Victor Valley today based on household expenditures in the retail trade area. In the year 2012, $394.4 million in additional retail, restaurant and entertainment sales will be supportable in the Victor Valley market area based upon spending by the resident population. These sales equate to approximately 1.61 million square feet of new development.
The above information is for reference purposes only, is approximate, and is subject to change. It is not guaranteed as to its accuracy or completeness. Buyer should conduct its own independent investigation and consult an attorney. As of September 2008.
WASHNGTON MUTUAL VICTORVILLE, CALIFORNIA TRADE AREA DEMOGRAPHICS Victorville is a part of the Victor Valley Region, the largest metropolitan area between San Bernardino and Las Vegas which includes: Hesperia, Apple Valley, Barstow, Adelanto and multiple unincorporated communities. The 2008 total population for the Victor Valley region was roughly 325,000 people and is expected to grow to over 391,000 people by 2013, a 20% increase. As of 2008, Victorville’s population was 123,544, a 63% increase since 2000. The U.S. Census Bureau recently announced Victorville as the second fastest growing city in the nation, second only to New Orleans, experiencing nearly a 10% growth rate for the year ending July 1, 2007. It is projected that the population will exceed 153,000 by 2013, a 24% increase from 2008.
The residential population of Victorville has been growing rapidly over the last few years. Estimates suggest that the daytime population is equal to more than double the residential population during business hours due to Victorville’s prominence as the Victor Valley business hub. Additionally, it is estimated that there are roughly 900,000 workers within a one hour drive of Victorville. Contrary to the national trend of declining household size, Victor Valley is experiencing growth in the number of persons per household. Today’s 3.17 persons per household are expected to increase to 3.20 persons per household by 2012. In comparison, California’s average is 2.92 persons per household and the U.S. average is 2.59 persons per household. Within the Victor Valley trade area, 13.7% of households earn in excess of $100,000 a year and roughly 50% of households earn over $50,000 a year. Owner occupied percentages in the Victor Valley are on the rise, with an estimated 67% of residents being owner‐occupied by 2012. That is a higher proportion of owner‐occupied housing units than both California (55%) and the United States (61.3%). 3‐MILE RADIUS PROFILE
5‐MILE RADIUS PROFILE
2007 Population:
55,930
2007 Population:
169,083
2012 Projected Population:
65,653
2012 Projected Population:
200,719
2007 Households:
19,306
2007 Households:
2007 Avg HH Income:
$54,611
2007 Avg HH Income:
55,240 $56,393
* Demographic information obtained from multiple sources. Please contact PCI to obtain detailed information
The above information is for reference purposes only, is approximate, and is subject to change. It is not guaranteed as to its accuracy or completeness. Buyer should conduct its own independent investigation and consult an attorney. As of September 2008.
WASHNGTON MUTUAL VICTORVILLE, CALIFORNIA INVESTMENT INFORMATION Property Information: Address:
12690 Hesperia Road, Victorville, CA (View Map)
Tenant:
Washington Mutual, Inc.
Occupancy:
100%
Year Built:
2001 (Approx.) 45,738 Square Feet
Land:
(Approx.) 5,074 Square Feet
Improvements: Construction:
Wood Frame & Stucco
APN:
3091‐181‐25
Financial Information:
Price:
$2,325,000
Capitalization Rate:
6.41%
Terms:
All Cash or Cash to New Loan
Annual Operating Information:
Scheduled Gross Income:
Plus Expense Recapture:
Gross Operating Income:
Less Operating Expenses: Net Operating Income:
Current $148,998 NNN
$148,998 (NNN)
$148,998
The above information is for reference purposes only, is approximate, and is subject to change. It is not guaranteed as to its accuracy or completeness. Buyer should conduct its own independent investigation and consult an attorney. As of September 2008.
WASHINGTON MUTUAL VICTORVILLE, CALIFORNIA RENT ROLL Suite Sq. Ft.
Tenant
Lease Start
Washington Mutual, Inc.
5,074
2/1/2002
Totals
5,074
Lease End
Monthly Rent
Annual Rent
1/31/2012 $12,416.50 $148,998
$12,416.50 $148,998
Rental Increases
Renewal Options
Lease Type
JAN. 2012: $13,685 st (1 Option) JAN. 2017: $15,715 nd (2 Option)
2 (5 Year)
NNN
The above information is for reference purposes only, is approximate, and is subject to change. It is not guaranteed as to its accuracy or completeness. Buyer should conduct its own independent investigation and consult an attorney. As of September 2008.
WASHINGTON MUTUAL VICTORVILLE, CALIFORNIA PROPERTY PHOTOS
The above information is for reference purposes only, is approximate, and is subject to change. It is not guaranteed as to its accuracy or completeness. Buyer should conduct its own independent investigation and consult an attorney. As of September 2008.
WASHINGTON MUTUAL VICTORVILLE, CALIFORNIA AERIAL PHOTO – HESPERIA ROAD CORRIDOR VIEW
The above information is for reference purposes only, is approximate, and is subject to change. It is not guaranteed as to its accuracy or completeness. Buyer should conduct its own independent investigation and consult an attorney. As of September 2008.
WASHINGTON MUTUAL VICTORVILLE, CALIFORNIA AERIAL PHOTO – TRADE AREA VIEW
The above information is for reference purposes only, is approximate, and is subject to change. It is not guaranteed as to its accuracy or completeness. Buyer should conduct its own independent investigation and consult an attorney. As of September 2008.
WASHINGTON MUTUAL VICTORVILLE, CALIFORNIA PARCEL MAP
The above information is for reference purposes only, is approximate, and is subject to change. It is not guaranteed as to its accuracy or completeness. Buyer should conduct its own independent investigation and consult an attorney. As of September 2008.
WASHINGTON MUTUAL VICTORVILLE, CALIFORNIA LOCATION MAPS
The above information is for reference purposes only, is approximate, and is subject to change. It is not guaranteed as to its accuracy or completeness. Buyer should conduct its own independent investigation and consult an attorney. As of September 2008.
WASHINGTON MUTUAL VICTORVILLE, CALIFORNIA LOCATION MAPS
The above information is for reference purposes only, is approximate, and is subject to change. It is not guaranteed as to its accuracy or completeness. Buyer should conduct its own independent investigation and consult an attorney. As of September 2008.
WASHINGTON MUTUAL VICTORVILLE, CALIFORNIA TENANT SUMMARY
Founded in 1889, Washington Mutual, Inc. (NYSE: WM) is one of the largest savings and loans associations in the United States, operating over 2,600 locations in retail banking, mortgage lending, commercial banking, and financial services. They are a unique retail‐driven franchise, with 59% of revenue coming from retail banking. This is the center of their business strategy and considered their key component to success. In 2007 Washington Mutual opened over one million new checking accounts and expanded their number of retail banking households to almost 10 million. In 2008, they plan on opening 100 to 150 new stores with a goal to open another one million checking accounts. They are a leader in commercial lending and number one in multi‐family lending in the industry. Highlights • 2007 Total Assets: $327.9 Billion • 2007 Shareholders Equity (Net Worth): $24.5 Billion • 2,257 Retail Bank Locations in 15 states
* Financial information obtained from Washington Mutual, Inc. Annual Report – FYE December 31, 2007
The above information is for reference purposes only, is approximate, and is subject to change. It is not guaranteed as to its accuracy or completeness. Buyer should conduct its own independent investigation and consult an attorney. As of September 2008.