Frankfort MF OM by Jordan.Dickman

FRANKFORT MULTIFAMILY

CONFIDENTIALITY & DISCLAIMER The information contained in the following proposal is proprietary and strictly confidential. It is intended to be reviewed only by the party receiving it from Marcus & Millichap and it should not be made available to any other person or entity without the written consent of Marcus & Millichap. By taking possession of and reviewing the information contained herein the recipient agrees to hold and treat all such information in the strictest confidence. The recipient further agrees that recipient will not photocopy or duplicate any part of the offering memorandum. If you have no interest in the subject property, please promptly return this offering memorandum to Marcus & Millichap. This offering memorandum has been prepared to provide summary, unverified financial and physical information to prospective purchasers, and to establish only a preliminary level of interest in the subject property. The information contained herein is not a substitute for a thorough due diligence investigation. Marcus & Millichap has not made any investigation, and makes no warranty or representation with respect to the income or expenses for the subject property, the future projected financial performance of the property, the size and square footage of the property and improvements, the presence of absence of contaminating substances, PCBs or asbestos, the compliance with local, state and federal regulations, the physical condition of the improvements thereon, or financial condition or business prospects of any tenant, or any tenant’s plans or intentions to continue its occupancy of the subject property. The information contained in this proposal has been obtained from sources we believe reliable; however, Marcus & Millichap has not verified, and will not verify, any of the information contained herein, nor has Marcus & Millichap conducted any investigation regarding these matters and makes no warranty or representation whatsoever regarding the accuracy or completeness of the information provided. All potential buyers must take appropriate measures to verify all of the information set forth herein. Prospective buyers shall be responsible for their costs and expenses of investigating the subject property.

PROPERTY SHOWINGS ARE BY APPOINTMENT ONLY. PLEASE CONTACT ANDREWS | DICKMAN FOR MORE DETAILS.

ADG MULTIFAMILY

PRESENTED BY

TIM VANWINGERDEN

Associate 513-878-7750 tim.vanwingerden@marcusmillichap.com

JORDAN DICKMAN

First Vice President of Investments 513-878-7735 jordan.dickman@marcusmillichap.com

NICK ANDREWS

First Vice President of Investments 513-878-7735 nick.andrews@marcusmillichap.com

ADG MULTIFAMILY

THE ASSET

the table of

CONTENTS

01 page

C O M P E T I TO R S

02 page

FINANCIALS

page

LO C A L M A R K E T

04 page

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CALABASAS, CALIFORNIA | HQ

80+ | OFFICES

2,500 | EMPLOYEES

UNRIVALED SUCCESS IN THE MIDWEST Nick Andrews

First Vice President Investments Director, NMHG

Jordan Dickman

First Vice President Investments Director, NMHG

INVESTMENT ADVISORS

Austin Sum

Senior Investment Associate

Garry Schloemer Investment Associate

JD Schmerge Investment Associate

Brian Johnston Investment Associate

Tim VanWingerden Investment Associate

DEBT & STRUCTURED FINANCE

Chris Litzler

Jim Leonard

Senior Director MMCC

VALUATION & RESEARCH

Sam Petrosino

Financial & Research Analyst

Senior Managing Director of Capital Markets MMCC

CLIENT RELATIONS

Skyler Wilson

Client Relations Manager

MARKETING

Alex Papa

Marketing Coordinator

Kristin Smith Marketing

OPERATIONS

Sidney Bills

Office Administrator

Josh Caruana

Vice President Regional Manager Indianapolis | Cincinnati | Louisville St Louis | Kansas City

Brittany Campbell-Koch Director of Operations

John Sebree

Senior Vice President National Director National Multi Housing Group

Liz Popp

Midwest Operations Manager

Michael Glass

Senior Vice President Midwest Division Manager National Director, Manufactured Home Communities Group

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01 FRANKFORT section

THE ASSET

30 - property snapshot 32 - location

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FRANKFORT

PROPERTY SNAPSHOT GENERAL INFORMATION Property Address:

1314 – 1316 Chinook Trail

1403 – 1411 Steadmantown

1505 Steadmantown Ln

1315 – 1317 Powahatan Trail

Frankfort, KY 40601

1501 Steadmantown Ln

Frankfort, KY 40601 Submarket:

Frankfort

County:

Franklin

Year Built/Reno:

1960-70

Property Type (Market Rate, etc.):

Market

Current Ownership:

Lenox Capital LLC

1960-70 Market Lenox Capital LLC

Current Management:

Lenox Capital LLC

1403 – 1411 Steadmantown Ln

Number Of Units:

Avg Unit Size:

756

Rentable Sqft:

36,288

4,536

0.28

1.29

# of Buildings:

# of Stories:

Parking Type:

Off-Street

Parking Surface

Surface Lot

Number of Parcels: Lot Size (Acres):

GENERAL INFORMATION 1403 – 1411 Steadmantown

1505 Steadmantown Ln

1501 Steadmantown Ln

Concrete

Wood

Pitched / Replaced 2012

Exterior of Building:

Brick

Windows Age/Pane:

Double Pane | Replaced 2012

Individual Electric HVAC

Copper

Electric:

Tenant

Water

Owner

Sewer

Owner

Trash:

Owner

Property Name:

1314 – 1316 Chinook Trail 1315 – 1317 Powahatan Trail

Construction: Foundation: Framing: Roof Type/Age:

Heating and Cooling Type Wiring:

Utilities:

FRANKFORT

LOCATION

1314 CHINOO

1505 STEADMANTOWN LN 1501 STEADMANTOWN LN

1403 STEADMANTOWN LN

OK TRAIL 1315 POWHATAN TRAIL

WINTHROP COURT

RAVENCREST

FRANKFORT MF

RIVERFORD 14

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02 FRANKFORT section

THE COMPETITIVE SET 36 - rent sort 42 - rent comps

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COMPETITIVE SET

RENT SORT

One Bedroom Apartment Rents Sorted by Net Rent

Year Built

Unit Type

# Units

Market Rent

Util Adj

Net Rent

Net Rent/SF

Riverford Crossing Apartment

2010

1x1

300

750

$998.00

$55

$943

$1.26

Prince Hall Village

1970

1x1

100

654

$892.00

$80

$812

$1.24

River View Apartments Renovat-

1973

1x1

126

632

$725.00

$15

$710

$1.12

Winthrop Court

1981

1x1

576

$715.00

$55

$660

$1.15

Willowood Apartments

1983

1x1

110

600

$702.00

$55

$647

$1.08

Raven Crest Apartments

1973

1x1

142

510

$685.00

$55

$630

$1.24

Eastwood Gardens Apartments

1963

1x1

750

$715.00

$85

$630

$0.84

Country Hill Apartments

1976

1x1

102

750

$681.00

$55

$626

$0.83

1960-70

1x1

108

695

$675.00

$55

$620

$0.89

River View Apartments not reno-

1973

1x1

126

632

$661.00

$55

$606

$0.96

Fieldstone at Frankfort

1965

1x1

126

625

$640.00

$55

$585

$0.94

1325 Powhatan

1970

1x2

750

$575.00

$575

$0.77

1960-70

1x1

108

652

$489.00

$55

$434

$0.67

Hickory Hills Manor

1974

1x1

101

672

$418.00

$55

$363

$0.54

Averages

1976

661

$684

$56

$632

$0.97

Property

Frankfort Pro Forma

Frankfort Average Effective

ADG MULTIFAMILY

Two Bedroom Apartment Rents Sorted by Net Rent Property

Riverford Crossing Apartment

Year Built

Unit Type

# Units

Market Rent

Util Adj

Net Rent

Net Rent/SF

2010

2x2

300

1111

$1,214.00

$65

$1,149

$1.03

2x1

100

782

$1,005.00

$100

$905

$1.16

Prince Hall Village Raven Crest Apartments

1973

2x1

142

888

$885.00

$65

$820

$0.92

River View Apartments Renovat-

1973

2x1

126

750

$825.00

$15

$810

$1.08

Eastwood Gardens Apartments

1963

2x1

900

$865.00

$105

$760

$0.84

Fieldstone at Frankfort

1965

2x1

126

795

$860.00

$105

$755

$0.95

Country Hill Apartments

1976

2x1

102

921

$816.00

$65

$751

$0.82

Chinook Quadplexes

1974

2x1

700

$750.00

$750

$1.07

Winthrop Court

1981

2x1

864

$800.00

$65

$735

$0.85

Willowood Apartments

1983

2x1

110

900

$799.00

$65

$734

$0.82

1960-70

2x1

108

850

$775.00

$65

$710

$0.84

1325 Powhatan

1970

2x1.5

1000

$700.00

$700

$0.70

Austin Park and Clay Villa

1998

2x1

800

$752.00

$65

$687

$0.86

1960-70

2x1

108

850

$569.00

$65

$504

$0.59

Hickory Hills Manor

1974

2x1

101

748

$518.00

$65

$453

$0.61

Averages

1978

857

$809

$70

$748

$0.88

Frankfort Pro Forma

Frankfort Average Effective

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COMPETITIVE SET

RIVERFORD

8000 John Davis Dr. Frankfort, KY PROPERTY SUMMARY

300

UNITS

2017

YEAR BUILT UNIT MIX & RENT SCHEDULE UNIT TYPE

RENT

RENT PER SF

1x1

$998

750

$1.26

2x2

$1,214

1111

$1.03

Common Amenities: Clubhouse Picnic Area Fitness Center Pool Furnished Units Available

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Unit Features: Air Conditioning Refrigerator Carpet Tub/Shower Heating Walk-In Closets Kitchen Washer/Dryer

COMPETITIVE SET

RAVEN CREST

3201 Georgetown Rd. Frankfort, KY PROPERTY SUMMARY

142

UNITS

1973

YEAR BUILT UNIT MIX & RENT SCHEDULE UNIT TYPE

RENT

RENT PER SF

1x1

$785

510

$1.43

2x1

$885

888

$0.92

Common Amenities: Laundry Facilities

Unit Features: Balcony Tub/Shower Dining Room Walk-In Closets Fireplace Washer/Dryer Hookup Patio

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COMPETITIVE SET

WINTHROP COURT

720 Ridgeview Dr. Frankfort, KY PROPERTY SUMMARY

UNITS

1981

YEAR BUILT UNIT MIX & RENT SCHEDULE UNIT TYPE

RENT

RENT PER SF

1x1

$715

576

$1.15

2x1

$800

864

$0.85

Common Amenities: Furnished Units Available Property Manager on Site Laundry Facilities Storage Space Package Service

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Unit Features: Air Conditioning High Speed Internet Access Balcony Kitchen Cable Ready Range Carpet Storage Space Ceiling Fans Sunroom Dining Room Tub/Shower

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03 FRANKFORT section

THE FINANCIALS

24 - investment highlights 26 - renovation scope 28 - unit mix 30 - income and expenses ADG MULTIFAMILY

INVESTMENT HIGHLIGHTS

FRANKFORT MULTIFAMILY

FRANKFORT, KY

Marcus & Millichap is pleased to present Frankfort MF, a portfolio of 108-units in Frankfort, KY. Located a few miles from the Jim Bean plant, this is an excellent value-add opportunity for the experienced investor. Currently, 48 / 108 units have been renovated with the remaining units underway. Once complete, an incoming investor can draft rents from the local submarket and recapitalize for strong cashflow and market growth.

1 BEDROOM

2 BEDROOM

24 Units $490 Rent

24 Units $654 Rent

108 TOTAL UNITS

1997 YEAR BUILT ($270,927) CURRENT NOI

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NON REVENUE UNITS

48 Units

12 Units

1 BEDROOM

756 SF AVERAGE UNIT SIZE

$544 AVERAGE RENT $416,911 PROFORMA NOI

2 BEDROOM

69% OCCUPANCY

VALUE-ADD OPPORTUNITY This is a great value-add opportunity to turn online units and remodel remaining units with an estimated budget of $20,000 / unit.

HIGH CASH FLOW AND APPRECIATION The forced appreciation from renovation will provide an opportunity for recapitalization generating high cash flows in a workforce property that is historically recession-resistant with minimum rental volatility.

MARKET PROVEN RENTS Recent trades in the local market signal a strong runway for growth. Currently 3 out of 10 complexes studied are undergoing renovations and pushing rents $150 from current market rents. This will provide excellent opportunity for the Frankfort MF Portfolio to draft rents from the local submarket and provide an affordable option.

LEXINGTON’S BEDROOM COMMUNITY

Over 50% of the Lexington workforce commutes from outside Lexington. Frankfort is approx. 25 minutes to Lexington, attracting the price-sensitive tenant.

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FRANKFORT

RENOVATION SCOPE

Renovation scope for this heavy value-add opportunity requires an estimated $20,000/unit to bring these units online and draft fully remodeled rents from competition. Building

No of Units

1314-1316 Chinook Trail 1315-1317 Powahatan Trail 1403-1405 Steadmantown Lane 1409-1411 (1409) Steadmantown Lane 1409-1411 (1411) Steadmantown Lane 1501 Steadmantown Ln 1505 Steadmantown Ln Exteriors Exteriors *See Unit Condition Report Attached

TOTAL

24 24 24 12 12 6 6

Status

Online Unit Turn Offline Full gut and remodel. Online Unit Turn full remodel Plumbing, full remodel Install interior materials, flooring, paint install inerior materials, flooring, paint, trim Landscaping Repave Parking Contigency

$2,160,000 26

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Renovation Scope

$ Per Unit

$ Per Building

5,000 35,000 5,000 22,000 25,000 6,500 12,000

$120,000 $840,000 $120,000 $264,000 $300,000 $78,000 $144,000 $25,000 $100,000 $169,000

AVG $ PER UNIT

$20,000

ntown l n steadm a

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FRANKFORT- UNIT MIX SUMMARY Summary

PROJECTED

MARKET

AVERAGE EFFECTIVE

Rentable

Total

Units

One Bedroom

72 Units

700 SF

50,400 SF

$489.71

$0.70

$35,259

$550.00

$0.79 SF

$39,600

$675.00

$0.96 SF

$48,600

Two Bedroom

36 Units

867 SF

31,225 SF

$654.24

$0.75

$23,553

$706.94

$0.82 SF

$25,450

$775.00

$0.89 SF

$27,900

Totals / Wtd. Averages

108 Units

756 SF

81,625 SF

$544.55

$0.72 SF

$58,811

$602.31

$0.80 SF

$65,050

$708.33

$0.94 SF

$76,500

Unit Type

Total Rent Rent/Unit Rent/SF

Potential

Total Rent Rent/Unit Rent/SF

Potential

Total Rent Rent/Unit Rent/SF

Potential

Summary

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UNIT MIX BREAKDOWN MARKET

AVERAGE EFFECTIVE

One Bedroom

No. of

Rentable

Total

Unit Type

Units

Rent/Unit

Rent/SF

Potential

1BR/1BA

72 Units

700 SF

50,400 SF

$489.71

$0.70 SF

$35,259

$550.00

Totals / Wtd. Avgs

72 Units

700 SF

50,400 SF

$489.71

$0.70 SF

$35,259

$550.00

Two Bedroom

No. of

Rentable

Total

Unit Type

Units

Rent/Unit

Rent/SF

Potential

2BR/1BA - A

23 Units

850 SF

19,550 SF

$567.50

$0.67 SF

$13,053

2BR/1BA - B

1 Units

875 SF

$600.00

$0.69 SF

$600

12 Units 36 Units

900 SF 867 SF

10,800 SF 31,225 SF

$825.00 $654.24

$0.92 SF $0.75 SF

$9,900 $23,553

2BR/1BA - C Totals / Wtd. Avgs

Total Rent

PROJECTED

Total Rent Rent/Unit Rent/SF

Total Rent

Potential

Rent/Unit

Rent/SF

Potential

$0.79 SF

$39,600

$675.00

$0.96 SF

$48,600

$0.79 SF

$39,600

$675.00

$0.96 SF

$48,600

Total Rent

Total Rent Rent/Unit Rent/SF

Total Rent

Potential

Rent/Unit

Rent/SF

Potential

$14,950

$775.00

$0.91 SF

$17,825

$600.00 $0.69 SF

$600

$775.00

$0.89 SF

$775

$825.00 $0.92 SF $706.94 $0.82 SF

$9,900 $25,450

$775.00 $775.00

$0.86 SF $0.89 SF

$9,300 $27,900

$650.00

$0.76 SF

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GROSS POTENTIAL RENT All Units at Market Rent Gain (Loss) to Lease GROSS SCHEDULED RENT Application Fees

INCOME

FINANCIAL BREAKDOWN

Current

Total Other Income

GROSS POTENTIAL INCOME Physical Vacancy Non-Revenue Units Bad Debt Concessions Allowance EFFECTIVE GROSS INCOME

EXPENSES

Non-Controllable Real Estate Taxes 2020 Taxes Paid Adjustment for Sale Total Real Estate Taxes Insurance

Utilities Gas, Water, & Electric Trash Removal Total Utilities Total Non-Controllable Controllable Contract Services Security Expense Snow Removal Landscaping/Grounds Pest Control Total Contract Services

% of GPR

$780,600 ($74,865) $705,735 $75

9.59%

$75 $705,810 ($87,600) ($541,200) $0 $0 $77,010

0.01% 0.01% 12.41% 76.69% 0.00% 0.00% 1.31%

$33,937 $5,530 $39,467 $83,812

Note 2 Note 2

$0 $0 $0 $0 $0

$918,000 ($45,900) $872,100 $88

1 6,535 (811) (5,011) 0 0 713

$88 $872,188 ($43,605) ($218,025) ($17,442) ($26,163) $566,953

% of GPR

15.51% 0.00% 15.51% 42.07%

$11,945 $17,566 $29,512 $32,400

44.07% 7.18% 51.25% 108.83%

314 51 365 776

$64,800 $5,641 $70,441 $132,352

0.00% 0.00% 0.00% 0.00% 0.00%

0 0 0 0 0

100.44% 0.31% 144.32% 26.34% 27.41% 5.00% 3.39% 35.76% 342.97%

5.00% 0.01% 0.01% 5.00% 25.00% 2.00% 3.00% 60.00%

Per Unit 8,500 (425) 8,075 1 1 8,076 (404) (2,019) (162) (242) 5,250

2.11% 3.10% 5.21% 5.71%

Per Unit 111 163 273 300

11.43% 0.99% 12.42% 23.34%

600 52 652 1,225

$2,700 $3,780 $16,200 $3,780 $26,460

0.48% 0.67% 2.86% 0.67% 4.67%

25 35 150 35 245

716 2 1,029 188 195 36 24 255 2,446

$64,800 $5,400 $118,800 $16,200 $16,200 $28,348 $2,700 $28,091 $306,998

11.43% 0.95% 20.95% 2.86% 2.86% 5.00% 0.48% 4.95% 54.15%

600 50 1,100 150 150 262 25 260 2,843

% of EGI

Note 4

Repairs & Maintenance Marketing & Promotion Payroll Payroll Taxes & Benefits General & Administrative Management Fee Telephone & Internet Replacement & Reserves Total Controllable

$77,350 $240 $111,139 $20,286 $21,106 $3,851 $2,613 $27,540 $264,125

TOTAL EXPENSES

$347,937

451.81%

3,222

$439,351

77.49%

4,068

($270,927)

-351.81%

(2,509)

$127,603

22.51%

1,182

NET OPERATING INCOME

Note 2 Note 2 Note 2 Note 2 Note 2

Per Unit 7,228 (693) 6,535 1

Per Unit 111 0 111 300

% of EGI

$11,945 $0 $11,945 $32,400

Year 1

(Recapture LTL, Stabilized Occupancy and Other Income, Normalized Expenses, Start Reno)

Note 3 Note 2

Note 1

Year 2 % of GPR

$945,540 ($18,911) $926,629 $91 $91 $926,720 ($46,331) $0 ($18,533) $0 $861,856

2.00% 0.01% 0.01% 5.00% 0.00% 2.00% 0.00% 91.00%

Year 3

Per Unit 8,755 (175) 8,580 1

$973,906 ($19,478) $954,428 $94

1 8,581 (429) 0 (172) 0 7,980

$94 $954,522 ($47,721) $0 ($19,089) $0 $887,712

% of GPR

2.00% 0.01% 0.01% 5.00% 0.00% 2.00% 0.00% 91.00%

Per Unit 9,018 (180) 8,837 1 1 8,838 (442) 0 (177) 0 8,220

$11,945 $17,566 $29,512 $33,048

1.39% 2.04% 3.42% 3.83%

Per Unit 111 163 273 306

$66,096 $5,753 $71,849 $134,409

7.67% 0.67% 8.34% 15.60%

612 53 665 1,245

$67,418 $5,868 $73,286 $136,507

7.82% 0.68% 8.50% 15.84%

624 54 679 1,264

$2,754 $3,856 $16,524 $3,856 $26,989

0.32% 0.45% 1.92% 0.45% 3.13%

26 36 153 36 250

$2,809 $3,933 $16,854 $3,933 $27,529

0.33% 0.46% 1.96% 0.46% 3.19%

26 36 156 36 255

$66,096 $5,508 $121,176 $16,524 $16,524 $43,093 $2,754 $28,653 $327,317

7.67% 0.64% 14.06% 1.92% 1.92% 5.00% 0.32% 3.32% 37.98%

612 51 1,122 153 153 399 26 265 3,031

$67,418 $5,618 $123,600 $16,854 $16,854 $44,386 $2,809 $29,226 $334,294

7.82% 0.65% 14.34% 1.96% 1.96% 5.00% 0.33% 3.39% 38.64%

624 52 1,144 156 156 399 26 271 3,083

$461,726

53.57%

4,275

$470,801

54.63%

4,359

$400,130

46.43%

3,705

$416,911

48.37%

3,860

% of EGI

$11,945 $17,566 $29,512 $33,709

1.39% 2.04% 3.42% 3.91%

Per Unit 111 163 273 312

% of EGI

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04 FRANKFORT section

THE MARKET

34 - local market highlight 36 - higher education

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LOCAL MARKET HIGHLIGHTS

LEXINGTON, KY Lexington, known as the Horse Capital of the World, is centrally population. Anchored by the University of Kentucky, Lexington boasts a young, diverse, and educated worforce.

EMERGING TECH HUB

Metronet has invested over $100 million in fiberoptic infrastructure making Lexington the largest Gigabit city in the nation. The city’s highspeed infrastructure along with its low cost of living provides 1.54 times the purchasing power compared to Silicon Valley attracting talented tech professionals and startups alike.

A CITY WITH HIGH DEMAND

Protected farmland accounts for 30,000 acres of Lexington, which limits the amount of new development driving a strong and consistent demand for housing. Year-over-year development can’t keep up with housing needs, which has boosted growth in surrounding counties and increased home and rent prices.

DEMOGRAPHICS

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Population Median Age Median Household Income

323,152 35 $54,896

# of Households # of retail buildings

131,000 1,703

LOCAL HIGHLIGHTS • Home to America’s world famous Kentucky Horse Park. • The famous Keeneland racecourse is located within Lexington. • Home to Aviation Museum • University of Kentucky was founded in lexington in 1916.

ADVANCED MANUFACTURING

HORSE COUNTRY

The Bluegrass Region boasts a strong manufacturing sector specifically in the automotive, biotechnology and renewable energy machinery. The region’s transportation network allows easy import and export of materials and finished product. Research and development activities in Lexington support this sector to enhance product lines.

The horsing industry is at the heart of Lexington’s culture and a core segment of its economy. The University of Kentucky is a leader in animal science research. UK’s Ag Equine program serve as a valuable research partner for many of Lexington’s equine companies.

AGRICULTURAL FOCUS Agriculture plays a strategic role in the development of the American economy and in Lexington, the agriculture industry is nearly 50% larger than the national average. Bolstered by UK’s robust Agriculture, Food and Environment research center, Agriculture in Lexington will continue to thrive for years to come. ADG MULTIFAMILY

LEXINGTON

HIGHER EDUCATION Founded in 1865, the University of Kentucky is a single campus at the heart of the Blue-grass. More than 100 countries are represented in the student body at UK. UK has over 200 academic programs and last spring, there were 29,182 students enrolled. With more than 12,000 staff and 2,000 faculty, UK is one of the largest employers in the state.

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UNIVERSITY OF KENTUCKY SPORTS In an extensive study conducted by the Associated Press and then revealed in 2017, the University of Kentucky men’s basketball program was rated as the greatest of its kind ever. Certainly, more current NBA players have emerged from the Wildcats’ ranks than from any other college team, with DeMarcus Cousins, John Wall, and Anthony Davis just some of the University of Kentucky’s former stars. The Wildcats also clinched the NCAA Division I Men’s Basketball Tournament in 2012 and have progressed to the men’s Final Four on four occasions since 2011

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Our commitment is to help our clients create and preserve wealth by providing them with the best real estate investment sales, financing, research and advisory services available