Huntsville Multifamily Market Overview - May 2021 CCIM - Berkadia

Multifamily Market Overview

HUNTSVILLE, ALABAMA MAY 2021

Presented to:

Alabama CCIM Chapter for the 2021 North Alabama Commercial Market Symposium

By: David Wilson, MAI

•

David’s 1st Huntsville Apartment Market Survey in 1994 introduced annual statistical tracking and reporting of Huntsville occupancy, rental rates, rent growth, concessions, absorption, submarket trends and new development – way before Axiometrics, CoStar, etc.

•

David continued Huntsville’s market reporting under the Rock Apartment Advisors banner from 2006 until 2014.

•

As a broker, David continues to regularly track new development, transactions and market trends and keeps the most detailed data on Huntsville new construction than anyone.

•

His 27-year career in Alabama markets includes 13 years as an apartment broker, over 20 years as a commercial appraiser of which 10 years was exclusively focused as an apartment market analyst and apartment appraisal specialist.

•

As an apartment broker, over his 6+ years with Berkadia Real Estate Advisors and the preceding 7 years with Rock Apartment Advisors, David has brokered over $850 million in apartment and/or apartment land transactions.

•

Over the past 27 years in Huntsville, David has personally tracked annual performance of every property with 60 or more units for no less than 19 years and has personally tracked and documented the lease-up, absorption and on-going performance of every new property built since 1994. Over his 20 years as an appraiser, he has also appraised roughly 75% of Huntsville’s conventional apartment properties over 60 units, at least once.

•

David lives in Huntsville with his wife Beth, and they have one son and one daughter.

25 YEARS OF MARKET ANALYTICS

25+ Years of Analytics and 13 Years of Brokerage

NOTE: David has not operated as a practicing appraiser since joining Berkadia Real Estate Advisors in Dec. 2014

2

TOPICS TO COVER

• Market Fundamentals

Station at Clift Farm

Henry House at Clift Farm

Station at Town Madison

The Avenue at Madison

• New Construction • Transaction Activity

3

MARKET FUNDAMENTALS

POPULATION GROWTH TRENDS - ANNUAL GROWTH Top 5 Alabama Counties 2010 to 2020

MARKET FUNDAMENTALS 8,000 7,000 6,000 5,000 4,000 3,000

Top 5 Counties Population Trend – 2010 - 2020

2,000 1,000 -

2010-11

2011-12

2012-13

2013-14

2014-15

2015-16

2016-17

2017-18

2018-19

2019-20

Madison County

3,509

3,200

3,941

3,209

3,221

3,791

5,076

5,325

5,161

6,906

Baldwin County

3,458

3,624

4,775

4,328

3,795

4,686

4,950

5,334

5,494

5,722

Limestone County

2,385

1,783

1,595

1,691

974

1,300

1,248

2,055

2,937

3,092

Shelby County

1,932

2,981

3,139

2,258

2,701

2,491

2,316

2,023

2,299

3,252

Lee County

3,379

4,476

3,273

2,739

2,480

2,284

2,362

2,398

809

1,816

Madison County

*Sources: U.S Census Bureau, 2020 Census data

Baldwin County

Limestone County

Shelby County

Lee County

Madison County’s population growth rate has doubled in past 5 years and is now growing by 19 people per day

5

MARKET FUNDAMENTALS

•

Madison County grew by 44,640 from 2010 to 2020

•

Huntsville’s MSA population grew by 10,000 from 2019 to 2020

Population Trends

•

Prior years MSA grew by 5,000 from 2010-2017, then 7.3k in 2018, and 8.6k in 2019.

•

Population Growth Trend is accelerating.

•

Due to FBI, Toyota-Mazda and scores of other job drivers, the outlook for continued accelerated growth is very favorable

6

260,000

MARKET FUNDAMENTALS 245,000

230,000

Huntsville MSA Job Growth – 2011 - 2020

215,000

200,000

2011

Huntsville MSA

2012

2013

2014

2015

2016

2017

2018

2019

2020

2011

2012

2013

2014

2015

2016

2017

2018

2019

2020

210.1 K

212.0 K

215.7 K

217.4 K

222.4 K

227.7 K

232.7 K

238.7 K

245.2 K

240.9 K

*Sources: Bureau of Labor Statistics

7

MARKET FUNDAMENTALS

Employment Trend 2018 - 2021 Source: Huntsville/Madison County Chamber of Commerce, Huntsville Metro Economic Update, March 2021

8

10.0%

MARKET FUNDAMENTALS

8.0%

6.0%

4.0%

Unemployment Rate Comparison – 2011 - 2021

*Sources: Bureau of Labor Statistics

2.0%

0.0%

2011

2012

2013

2014

2015

Huntsville MSA

2016

2017

2018

Limestone County

2019

2020

2021

Madison County

2011

2012

2013

2014

2015

2016

2017

2018

2019

2020

2021*

Huntsville MSA

8.3%

7.1%

6.4%

6.1%

5.5%

5.2%

4.0%

3.5%

2.6%

4.6%

2.5%

Limestone County

8.6%

7.0%

6.3%

6.1%

5.5%

5.3%

4.2%

3.5%

2.7%

4.3%

2.1%

Madison County

8.2%

7.1%

6.4%

6.1%

5.5%

5.1%

4.0%

3.5%

2.6%

4.6%

2.5%

*YTD

9

12.0%

MARKET FUNDAMENTALS 9.0%

6.0%

3.0%

Unemployment Rate Comparison – Last 12 Months

*Sources: Bureau of Labor Statistics

0.0%

Huntsville MSA

Limestone County

Madison County

Apr-20

May-20

Jun-20

Jul-20

Aug-20

Sep-20

Oct-20

Nov-20

Dec-20

Jan-21

Feb-21

Mar-21

Huntsville MSA

10.0%

6.0%

6.3%

6.0%

5.6%

5.2%

3.3%

2.9%

2.6%

2.9%

2.7%

2.5%

Limestone County

10.7%

5.7%

5.6%

5.1%

4.8%

4.5%

2.8%

2.5%

2.3%

2.5%

2.3%

2.1%

Madison County

9.9%

6.0%

6.5%

6.2%

5.8%

5.4%

3.4%

3.0%

2.7%

3.0%

2.8%

2.5%

10

•

Employment has rebounded quickly since April – a testament to a resilient work force and the type of jobs

MARKET FUNDAMENTALS

that are flourishing •

Huntsville’s unemployment rate trending down fast and is close to per-COVID levels

•

Employment Trends

Outlook for continued strong employment growth is very favorable, especially given the COVID-induced shifts from large metros to smaller markets

•

Huntsville, as a leading STEM city, is well positioned to appeal to young/smart professionals seeking a great quality of life

•

A MIGRATION is occurring – flocking to Huntsville 11

ALABAMA APARTMENT MARKET SUMMARY

Market

CoStar Data 2Q2021

Total Units in Survey 12 Mo. Delivered Units 12 Mo. Absorption Total

Occupancy Rate

12 Mo. Asking Rent Growth %

Birmingham

57,268

758

627

91.4%

4.8%

Huntsville

29,622

1,167

946

94.1%

8.0%

Montgomery

19,426

22

335

91.6%

6.0%

Mobile/Daphne County

21,028

253

696

93.3%

9.3%

Total

127,344

2,200

2,604

92.4%

6.47%

12

ALABAMA APARTMENT MARKET SUMMARY

Market

Axiometrics Data 2Q2021

Birmingham

Effective Rent per Effective Rent per Effective Rent Growth Occupancy Change Annually Occupancy Rate Unit SF Annually (Basis Points)

$1,028

$1.00

2.60%

95.2%

40

Huntsville

$974

$0.97

7.50%

97.6%

80

Montgomery

$869

$0.84

4.40%

95.7%

90

Mobile/Daphne County

$903

$0.92

7.20%

96.10%

160

13

$1000

98%

$900

96%

$800

94%

$700

92%

$600

90%

$500

88%

Effective Rent

Most Recent Survey Attributes Average Occupancy: Average Effective Rent: Average Eff. Rent/SF:

Sources: Berkadia Research; Axiometrics

97.6% $960 $1.00

1Q21

3Q20

1Q20

3Q19

1Q19

3Q18

1Q18

3Q17

1Q17

3Q16

1Q16

3Q15

1Q15

3Q14

1Q14

3Q13

1Q13

3Q12

1Q12

3Q11

1Q11

1Q10

Huntsville Area Rent & Occupancy Trends Since 2010

3Q10

MARKET FUNDAMENTALS

Occupancy Rate

Most Recent Survey Attributes Total Properties: Total Units: Average Year Built: Average Unit Size (SF):

116 23,608 1993 962

14

Current Concession Value

Most Recent Survey Attributes Average Concession: Average % of Asking Rent: Sources: Berkadia Research; Axiometrics

$20.00 2.1%

1Q21

3Q20

1Q20

3Q19

1Q19

3Q18

1Q18

3Q17

1Q17

3Q16

1Q16

3Q15

1Q15

3Q14

0% 1Q14

$0 3Q13

20%

1Q13

$15

3Q12

40%

1Q12

$30

3Q11

60%

1Q11

$45

1Q10

Huntsville Area | Concession Trends Since 2010

80%

3Q10

MARKET FUNDAMENTALS

$60

Current Period Concession Level

Most Recent Survey Attributes Total Properties: Total Units: Average Year Built: Average Unit Size (SF):

116 23,608 1993 962

15

MARKET FUNDAMENTALS

Huntsville Area | Trends Over the past three years, Huntsville has sustained one of the highest effective rent growth trends and highest occupancy rate averages in the Southeast U.S. – and has been one the Top Effective Rent Growth Markets in the nation.

Sources: Berkadia Research; Axiometrics

16

MARKET FUNDAMENTALS

Huntsville Area | CoStar 2Q2021 Stats

Property Class

Units

Vacancy Rate

Asking Rent

Effective Rent

4 & 5 Star

9,652

10.3%

$1,254

$1,254

3 Star

15,244

3.5%

$910

$906

1 & 2 Star

4,726

4.7%

$670

$667

Overall Market

29,622

5.9%

$1,005

$999

Property Class

Units

Vacancy

0.5%

Net Absorption

946 Units

Net Deliveries

1,167 Units

Asking Rent Growth

8.0%

Effective Rent Growth

8.0%

Sources: CoStar

17

MARKET FUNDAMENTALS

• Best Apartment Market Fundamentals in over 25 Years – Very Solid • Highest Sustained Occupancy Pattern – 94%+ for 4 Years Running

Conclusion

• Record-Setting Rent Growth – Again – One of the highest rent growth rates in the country

• Low Concession Usage • Why – Great Job Growth & Minimal Deliveries

18

New Construction

NEW UNIT DELIVERIES - HISTORY & FORECAST Huntsville/Madison, Alabama as of May 1, 2021 BE ADVISED: THE 2022 AND 2023 FORECAST ASSUMES ALL IDENTIFIED "FUTURE START" PROPERTIES WILL GET DELIVERED, WHICH WILL NEVER HAPPEN - SEE NOTE #5 BELOW.

NEW CONSTRUCTION

7,000 6,000 5,000 4,000

History & Forecast May 2021

3,000 2,000 1,000 0 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 Conventional - Speculative

0

0

Conventional - Underway or Delivered 655 355

0 72

0

0

0

0

160 860 781 644

Conventional - Underway or Delivered

• • • • •

0 0

0

0

0

0

0

0

0

0

0

2021 2022 2023 F F +F 0

852 4,636

189 538 557 818 708 750 142 777 632 2,674 3,749 1,783 Conventional - Speculative

NOTE 1: The 2023+ Forecast reflects properties that are forecast to be delivered over a multi-year period from 2023 and later. Highest Sustained Occupancy Pattern – 94+ for 3 Years Running NOTE 2: The "Conventional" line-item totals for Forecast years include only those properties actively under construction as of May 1, 2021.

NOTE 3: The "Conventional - Speculative" line-item totals for Forecast years reflect properties that had not yet started as of May 1, 2021 and are therefore speculative.

NOTE 4: Labor and supply chain changes triggered by the COVID-19 pandemic are affecting the timing for all projects making the Forecast data very uncertain and fluid.

NOTE 5: In the previous 20+ years of tracking the Huntsville pipeline, it is most common for fewer than 30% of units identified as "Future Starts" to actually be delivered in any given year.

Source: David Wilson, MAI

20

NEW CONSTRUCTION

Huntsville Pipeline May 2021

Source: David Wilson / Berkadia (David’s Primary Research)

21

NEW CONSTRUCTION

New Starts in 2021

NEW STARTS IN 2021 #

Name

1

The Kelvin

2

Submarket

Street

Type

301

West Huntsville

Enterprise Way

Garden

Metronome (at Mid-City)

298

West Huntsville

MidCity

Elevator, air-conditioned

3

Edison

252

West Huntsville

Nance Road

Garden

4

No Name - Hays Nature Preserve

336

Big Cove

Highway 431

Garden

5

No Name - Novare Apartments

290

Madison - South

Lime Quarry Rd/ I-565

Elevator

6

Argento at Oakland Springs

264

Madison - South

Browns Ferry Road

Garden

7

The Foundry

274

SW Huntsville

Governors Drive / I-565

Elevator

8

Twenty Twenty at Providence

364

West Huntsville

Providence Main Street

Elevator, air-conditioned

TOTAL STARTS

Total Units

2,379

Source: David Wilson, Berkadia Real Estate Advisors

22

NEW CONSTRUCTION

• Town Madison | Madison South • City Centre | Downtown Mixed-Use Projects with Major Multifamily Underway

• Constellation | Downtown • MidCity | West Huntsville • Clift Farm | Madison County North

23

MULTIFAMILY PIPELINE - BY SUBMARKET LOCATION

Submarket

Huntsville Pipeline Details

May 2021 Summary

TOTAL UNDERWAY Number of Properties Total Units

Future Starts TOTAL PIPELINE Number of Number of Total Properties Total Units Properties Units*

Downtown Huntsville

2

497

2

588

4

1,085

Southeast Huntsville

1

318

1

329

2

647

Southwest Huntsville

1

274

2

400

3

674

East Huntsville

2

598

2

510

4

1,108

West Huntsville

18

4,223

15

3,073

33

7,296

Madison

4

880

2

452

6

1,332

Big Cove

1

336

1

360

2

696

County

3

748

1

268

4

1,016

32

7,874

26

5,980

58

13,854

TOTALS

* Total units remaining to deliver; excludes units already delivered Source: David D. Wilson, MAI, Berkadia Real Estate Advisors, LLC

MULTIFAMILY PIPELINE - BY PROPERTY TYPE

Type

TOTAL UNDERWAY Number of Properties Total Units

Future Starts TOTAL PIPELINE Number of Number of Total Properties Total Units Properties Units*

1-Story, or Predominant

5

903

3

480

8

1,383

Garden-Style, Walk-Up

14

3,628

11

2,792

25

6,420

Mid-Rise with Elevator

10

2,655

4

1,273

14

3,928

Mixed (Multiple Types)

2

456

0

0

2

456

Age Restricted 55+

1

232

1

60

2

292

Unknown

0

0

7

1,375

7

1,375

32

7,874

26

5,980

58

13,854

TOTALS

* Total units remaining to deliver; excludes units already delivered Source: David D. Wilson, MAI, Berkadia Real Estate Advisors, LLC

24

ACTIVE CONSTRUCTION - BY SUBMARKET LOCATION

Submarket

Huntsville Pipeline Details

May 2021 Summary

Underway - In Lease-Up Number of Total Units* Properties

Underway - No Deliveries Number of Total Units Properties

TOTAL UNDERWAY Number of Properties Total Units

Downtown Huntsville

0

0

2

497

2

497

Southeast Huntsville

0

0

1

318

1

318

Southwest Huntsville

0

0

1

274

1

274

East Huntsville

0

0

2

598

2

598

West Huntsville

7

1,173

11

3,050

18

4,223

Madison

1

40

3

840

4

880

Big Cove

0

0

1

336

1

336

County

3

748

0

0

3

748

11

1,961

21

5,913

32

7,874

TOTALS

Source: David D. Wilson, MAI, Berkadia Real Estate Advisors, LLC

ACTIVE CONSTRUCTION - BY PROPERTY TYPE

Type

Underway - In Lease-Up Number of Total Units* Properties

Underway - No Deliveries Number of Total Units Properties

TOTAL UNDERWAY Number of Properties Total Units

1-Story, or Predominant

3

537

2

366

5

903

Garden-Style, Walk-Up

5

1,018

9

2,610

14

3,628

Mid-Rise with Elevator

2

356

8

2,299

10

2,655

Mixed (Multiple Types)

1

50

1

406

2

456

Age Restricted 55+

0

0

1

232

1

232

Unknown

0

0

0

0

0

0

11

1,961

21

5,913

32

7,874

TOTALS

Source: David D. Wilson, MAI, Berkadia Real Estate Advisors, LLC

25

NEW CONSTRUCTION

Perspective | New Supply

• Current Identified Pipeline is 13,854 Units in 58 Properties • In 2014, Existing Conventional Supply Totaled Approx. 20,000 Units within 88 Properties of 60+ Units – – – –

1970’s product totaled 3,165 Units 1980’s product totaled 6,200 Units 1990’s product totaled 2,120 Units Total Conventional Supply for these 3 decades was 11,485

• Population Growth Was Lower Then Source: David Wilson, MAI

26

NEW CONSTRUCTION

Complete – In Lease-Up Station at Town Madison

Developer

Tynes Development

Location

I-565 & Zierdt Rd Next to Toyota Field

1st Deliveries

March 2020

Completion

September 2020

Units

274

Type

4-Story Elevator

Avg. Unit Size

1,014 SF

Avg. Rent (Base)

$1,525

Avg. Rent/SF

$1.50/SF

Occupancy

82%

Forecast Stabilization

July 2021

Absorption

17 Units Per Month

27

NEW CONSTRUCTION

Underway – In Lease-Up The Collins

Developer

Nichol Investment

Location

Enterprise Way, west of Top Golf

1st Deliveries

Aug. 15, 2020

Completion

May 2021

Units

284 (Phase 1)

Type

4-Story Elevator and Garden

Avg. Unit Size

963 SF

Avg. Rent (Base)

$1,375/Month

Avg. Rent/SF

$1.43/SF

Occupancy

100% of Delivered Units

Absorption

28.4 Units Per Month

28

NEW CONSTRUCTION Developer

META Real Estate Partners (Atlanta)

Location

Balch Road, north of Hwy 72

1st Deliveries

Dec. 9, 2020

Completion

June 2021

Units

273

Type

3-Story Garden

Avg. Unit Size

1,073 SF

Avg. Rent

$1,350/Month

Avg. Rent/SF

$1.26/SF

Occupancy

96% of Delivered Units

Absorption

25 Units Per Month

Underway – In Lease-Up Henry House at Clift Farm

29

NEW CONSTRUCTION

Under Construction | Cottages at Old Monrovia

Developer

Capstone (Birmingham)

Location

Old Monrovia Road

1st Deliveries

May 2021

Completion

Oct. 2021

Units

275

Type

Mostly 1-Story Cottage

Avg. Rent

$1,575/Month

Avg. Rent/SF

$1.75/SF

Differentiation

• • • • •

Back / Side Yards Cathedral Ceilings Large Balconies Very Home-Like No One Above / Beside

30

NEW CONSTRUCTION

Side Note | Single-Family Fundamentals

Month

Year

Total Sales

Days on Market

Median Sale Price

Median Price Appreciation

Total Homes Listed

March

2021

764

18

$271,825

12.3%

504

1.5

March

2020

663

36

$242,000

15.8%

877

1.3

March

2019

569

55

$209,000

6.1%

1,157

2.0

March

2018

644

71

$197,000

6.7%

1,767

2.7

March

2017

576

94

$184,562

6.9%

2,277

4.0

March

2016

508

100

$172,701

n/a

2,711

5.3

Inventory to Sales Ratio

Source: Alabama Center for Real Estate (ACRE), March 2021 Residential Report

•

Severe Housing Shortage – For Past 2 Years

•

Some houses now selling sight unseen, no contingencies, numerous offers, often above asking price (bidding wars)

•

Average Days on Market – All Time Low

•

Inventory / Listings at All Time Low

•

Median Sale Price is at All-Time High

•

RESULT - Pushing People to Multifamily

31

• 12 Properties Now in Lease-Up NEW CONSTRUCTION

• Leasing Trajectory is Extremely Strong – Absorbing About as Fast as they are Delivered • Absorption Constrained by Deliveries

Conclusion | Active Construction

• New Construction Deliveries Had Been at Slow Pace – Only 632 Delivered in 2020 • The Active New Construction is Diverse – – – –

1 story is gaining steam More elevator product entering market Interest heating up for 55+ product Locational dispersion is broadening

32

• 2018 - Unit Deliveries were at 6-Year Low NEW CONSTRUCTION

• 2019 in Step with Prior Years 2015-2017 • 2020 Deliveries Very Low Near 630 Units • 2021 Deliveries Should be 2,700 Units

Conclusion / Forecast New Construction

• 2022 Deliveries Could be Over 4,000 • 2023 Deliveries – Too Much Supply Chain Uncertainty to Peg – 4,000+ Maybe

Source: David Wilson / Berkadia

33

NEW CONSTRUCTION

CONSTRUCTION PIPELINE COMPARISON as of May 2021 Under Construction

Conclusion / Forecast New Construction

Identified Future Starts

CoStar

3,748 / 15

2,780

Axiometrics

3,983 / 14

1,058 / 3

Yardi Matrix

3,782 / 16

2,232 / 11

David Wilson / Berkadia

7,874 / 32

5,980 / 26

Takeaway National sources are severely understating the supply pipeline.

34

AXIOMETRICS SUPPLY / DEMAND MODEL

NEW CONSTRUCTION

3 Year 5 Year Forecast Forecast Avg 2021 - Avg 2021 2023 2025

2019

2020

2021

2022F

2023F

2024F

2025F

693

656

2,520

2,280

1,689

463

363

1,684

1,301

1,007

728

2,093

1,199

1,772

360

150

1,270

944

Excess Demand

314

72

-427

-1,081

83

-103

-213

-414

-357

Occupancy Rate

96.8%

97.4%

97.4%

95.0%

94.2%

94.4%

93.9%

New Supply Demand

Conclusion / Forecast New Construction

Source: Axiometrics, 05.12.21

Axiometrics Forecast Demand for 2021-2023 = 5,064 Units

35

•

– Unprecedented – 1980’s saw 6,200 new conventional units in 60+ unit properties during that entire decade

NEW CONSTRUCTION

Conclusion | New Construction Forecast

7,874 Units Underway in 32 Projects

•

8 Projects Started YTD 2021

•

12 Projects in Active Lease-Up

•

2,700 Units Likely to Deliver in 2021

•

26 Future Projects Identified (5,980 Units)

•

Supply-Chain Issues & Cost Likely To Slow Future Deliveries

•

Outlook - It’s All About Timing of Job Growth – Over 30,000 New Jobs Expected in Next 3 Years

•

The 6%-7% Rent Growth Will Subside in 2021

•

Walkable product, elevator product and unique product will likely fair the best in next few years

36

TRANSACTIONS

Apartment Sales Summary – Huntsville / Madison 60+ Units - Past 12 Months TRANSACTIONS Asset Class

Units

Built

Average Unit Size Date of Sale

Occupancy

Average Quoted Rent

Rent Per SF

Price Per Unit

Price Per SF

#

Property Name

Area

1

Artisan at Twickenham

Downtown

A

246

2018

834

12/16/20

98%

$1,653

$1.98

$254,065

$305

2

Palladian at Promenade

Madison

A

110

2018

1,656

09/01/20

100%

$1,675

$1.01

$230,000

$139

3

Legacy at Jones Farm

SE Huntsville

A

421

2014/20

1,048

12/01/20

96%

$1,300

$1.24

$225,653

$215

4

Watermark at BridgeStreet

West Huntsville

A

244

2019

993

07/16/20

95%

$1,600

$1.61

$213,115

$215

5

Capital Park at 72 West

West Huntsville

A

233

2015

1,085

08/27/20

96%

$1,300

$1.20

$184,549

$170

6

Grand Reserve at Madison

Madison

A

232

2003

1,434

01/20/21

94%

$1,170

$0.82

$170,000

$119

7

Bridgewater

West Huntsville

A

334

2008

883

12/07/20

96%

$1,125

$1.27

$155,000

$175

8

Elements of Madison

Madison

B

336

1980/93

1,002

09/23/20

96%

$1,000

$1.00

$116,071

$116

9

Ascent at Jones Valley

SE Huntsville

B

431

1978

1,211

09/21/20

99%

$950

$0.78

$108,005

$89

10

Park at Bellingham

West Huntsville

C

150

1986

854

04/06/21

93%

$848

$0.99

$77,833

$91

11

Park at Summerhill

West Huntsville

C

223

1980

804

04/06/21

92%

$759

$0.94

$70,964

$88

12

Sherwood Park

West Huntsville

C

132

1965/72

967

11/30/20

98%

$700

$0.72

$62,500

$65

13

Serenity at Huntsville

SE Huntsville

C-

232

1964

943

04/19/21

70%

$654

$0.69

$57,112

$61

14

Cambridge Court

SE Huntsville

B-

64

1983

510

12/23/20

98%

$570

$1.12

$54,688

$107

15

Imperial Gardens

North Huntsville

C-

136

1965

915

10/14/20

100%

$702

$0.77

$43,750

$48

16

Treehaven Glenn

SW Huntsville

C-

70

1984

600

01/28/21

96%

$605

$1.01

$42,857

$71

17

Monarch

SW Huntsville

C-

60

1967

740

07/15/20

$550

$0.74

$31,667

$43

Sorted by Price Per Unit

38

TRANSACTIONS

Apartment Sales – Huntsville / Madison 60+ Units Past 12 Months

39

TRANSACTIONS

40

HIGHEST PRICE PER UNIT TRANSACTIONS Total Units

246

Year Built / Renovated

2018

Average Unit SF

Artisan at Twickenham Downtown Huntsville Huntsville, AL 35801

834 SF

Sale Date

12.09.2020

Sale Price

$62,500,000

PPU

$254,065

PPSF

$305

Other

Excluded the retail

Seller

Bristol Development

Buyer

Inland Real Estate (REIT)

Highest Rent Property in Huntsville ($1.80/SF) High-Density Downtown with Structured Parking

41

MOST UNIQUE PROPERTY TRANSACTIONS

Total Units Year Built Average Unit SF

421 2014/2020 1,048 SF

Sale Date

12.01.2020

Legacy at Jones Farm

Sale Price

$84,000,000

Cecil Ashburn Drive (Southeast Huntsville) Huntsville, AL 35802

PPU

$199,525

PPSF

$190

Seller:

Jones Family

Buyer:

Independence Realty Trust

Built To Hold; Decided To Sell Due to Strength of Pricing

42

SOLD DURING START OF COVID TRANSACTIONS

Total Units

224

Year Built

2019

Average Unit SF

Watermark at Bridge Street Town Centre 6854 Governors West NW Huntsville, AL 35806

1,001 SF

Sale Date

7.16.2020

Sale Price

$52,000,000

PPU

$213,115

PPSF

$215

Seller

Watermark Residential

Buyer

Twenty Lake Holdings

Marketing started Pre-COVID with price expectation In $230,000’s/unit. Offers came in April when COVID was in full swing affecting financial markets.

43

TRANSACTIONS

• Prices Resumed to Pre-COVID Levels in Summer/Fall 2020 • Investor Interest in Huntsville is Extremely Strong and Growing • Owners Taking Advantage of Market Strength

Conclusion

• Every Sale Sets a New Record • Feeding Frenzy / Seller’s Market

44

THE ALABAMA TEAM

INVESTMENT SALES

DAVID

WILSON,

Managing Director

MAI

STEVE

NUNNELLEY

MORTGAGE BANKING

CALEB

Director

FRIZZELL

TOM

Associate Director

GENETTI

Managing Director

ALABAMA SUPPORT TEAM CHRISTINA

MCDONALD

Project Manager

WILL

LETZER

Senior Financial Analyst

REID

SMITH

Financial Analyst Intern

45