401 Lofts Rental Analysis Opinion Presented by:
Rent Comparables Map 159 Main 159 S Main St Akron, OH 44308 401 Lofts | 401 S Main St. | Akron, OH 44311 Subject Property The Standard 22 E Exchange St Akron, OH 44308 1 The Bowery District 156 S Main St Akron, OH 44308 42 University Edge 393 Sumner St Akron, OH 44304 5The Goodrich 530 S Main St Akron, OH 44311 3 1 2 3 4 5
Reconciliation of Rent Comparables A survey of market rate multifamily complexes located within a 1 mile radius from the subject property was compiled. The comparables were constructed between 2009 and 2022 and offer similar amenity packages and unit mixes as that of the subject property. Average Rent Per Square Foot $1.17 Weighted Average Studio Rent of the Marketplace $1,093 Weighted Average Two Bedroom Rent of the Marketplace $1,539 Analysis of Rent Comparables Average Rent - Studio Ranking Average Rent - 2 Bedroom Ranking The Bowery District 1 159 Main 1 159 Main 2 The Goodrich 2 The Goodrich 3 The Bowery District 3 401 Lofts 4 (S.P) University Edge 4 401 Lofts 5 (S.P.) The Standard 6 Average Occupancy Ranking Curb Appeal Ranking University Edge 1 401 Lofts 1 (S.P.) The Standard 2 The Standard 2 159 Main 3 The Bowery District 3 The Bowery District 4 The Goodrich 4 The Goodrich 5 University Edge 5 401 Lofts 6 (S.P.) 159 Main 6
$1,020$1,120$1,220$1,320$1,020$1,120$1,220$1,320$920$820$720$620$520$420$920$820$720$620$520$420 The Standard 159 Main The Goodrich TheDistrictBowery University Edge $1,257 $1,139 Rent Trend Analysis Cooper Multifamily Team Comparables Set Analysis for Studio Comparables Current Average Rent Studio Market Leader CompAverageSet CMFT SuggestedRent Subject Property Actual Avg Rent $1,257 $1,199 $1,125 $1,093 $1,200
$1,000$1,500$2,000$2,500$1,000$1,500$2,000$2,500$500$0$500$0 The Standard 159 Main The Goodrich TheDistrictBowery University Edge $2,145 Rent Trend Analysis Cooper Multifamily Team Comparables Set Analysis for 2 Bedroom Comparables Current Average Rent 2 Bedroom Market Leader CompAverageSet CMFT SuggestedRent Subject Property Actual Avg Rent $2,241 $1,934 $1,725 $1,539 $2,099 $1,335 $1,862 $2,241
Rent Comparables # of Units 189 # of Stories 5 Occupancy 87% Year Built 2013 Owner BruZiv Partners LLC Unit Type Units SF Asking Rent Rent/SF All Studio 79 443 $1,093 $2.47 All 1 Bedroom 96 794 $1,539 $1.94 All 2 Bedroom 4 1023 $2,226 $2.18 All 3 Bedroom 10 1317 $2,930 $2.22 TOTAL/AVG 189 680 $1,441 $2.12 401 Lofts | 401 S Main St. | Akron, OH 44311 Manager Owner Managed Sewer/Trash Resident/Property Water Resident Gas Resident Electricity Resident # of Units 151 # of Stories 4 Occupancy 100% Year Built 2009 Owner Capstone Real Estate Investments 1 Unit Type Units SF Asking Rent Rent/SF All Studio $- $All 1 Bedroom 71 570 $1,033 $1.81 All 2 Bedroom 70 1032 $1,335 $1.29 All 3 Bedroom 10 1492 $1,950 $1.31 TOTAL/AVG 151 845 $1,234 $1.46 The Standard | 22 E Exchange St | Akron, OH 44308 Manager Owner Managed Sewer/Trash Property Water Resident Gas Property Electricity Resident # of Units 107 # of Stories 11 Occupancy 95% Year Built 2021 Owner T.M. Rybak & Associates 2 Unit Type Units SF Asking Rent Rent/SF All Studio 14 547 $1,322 $2.42 All 1 Bedroom 68 744 $1,748 $2.35 All 2 Bedroom 25 1158 $2,241 $1.94 All 3 Bedroom $- $TOTAL/AVG 107 820 $1,807 $2.20 159 Main | 159 S Main St | Akron, OH 44308 Manager NAI Pleasant Valley Sewer/Trash Resident Water Resident Gas Resident Electricity Resident SP
# of Units 139 # of Stories 7 Occupancy 90% Year Built 2022 Owner Osborne Capital Group 3 Unit Type Units SF Asking Rent Rent/SF All Studio 3 481 $1,139 $2.37 All 1 Bedroom 104 875 $1,445 $1.65 All 2 Bedroom 32 1228 $2,145 $1.75 All 3 Bedroom $- $TOTAL/AVG 139 948 $1,599 $1.69 The Goodrich | 530 S Main St | Akron, OH 44311 Manager Insignia Sewer/Trash Property Water Resident Gas Resident Electricity Resident # of Units 92 # of Stories 12 Occupancy 96% Year Built 2019 Owner DeHoff Development 4 Unit Type Units SF Asking Rent Rent/SF All Studio 5 608 $1,257 $2.07 All 1 Bedroom 69 637 $1,339 $2.10 All 2 Bedroom 16 971 $2,099 $2.16 All 3 Bedroom 2 1456 $3,171 $2.18 TOTAL/AVG 92 710 $1,506 $2.12 The Bowery District | 156 S Main St | Akron, OH 44308 Manager Owner Managed Sewer/Trash Property Water Resident Gas Resident Electricity Resident # of Units 578 # of Stories 5 Occupancy 100% Year Built 2014 Owner American Campus Communities 5 Unit Type Units SF Asking Rent Rent/SF All Studio 24 447 $1,047 $2.34 All 1 Bedroom 38 958 $1,862 $1.94 All 2 Bedroom 48 1253 $2,491 $1.99 All 3 Bedroom 91 1588 $2,858 $1.80 TOTAL/AVG 201 1253 $2,366 $1.89 University Edge | 393 Sumner St | Akron, OH 44304 Manager Owner Managed Sewer/Trash Property Water Property Gas Property Electricity Property Rent Comparables
Rent Comparables Notes Property Name: PhoneAddress:Number:Researcher: Research Prior to Visiting the Property Marketing List of websites the property is marketed on Does the property have its own website? Yes No How is the property being marketed? How difficult/easy was it to find online? How much information was available? How was the property portrayed on their website? On third-party websites? Reviews List of websites that have property reviews (i.e. rentalratings.com, apartmentratings.com, Google WhatReviews)are the reviews? Any consistent issues or praises? What are residents saying? The standard 22 E exchange St Akron OH 44308 330-375-1183 Tony Rinella Apartments.com Apartmentfinder.com Apartmentratings.com Apartmentguide.com Standardonmain-akron.com Very easy to find, pops right up in google Floor plans, location, gallery, amenities, contact information “A new standard in downtown Akron living is Here” from their website “Designer inspired living spaces in the heart of downtown Akron” from their website Their website is just ok other comps used for this had much better websites Google: 31 reviews 4.5/5 Apartments.com: 5 reviews 4.8/5 Apartmentratings.com: 159 reviews 4/5 Good reviews on the renovated units, comfortable living, great staff
Calling the Property Were you able to reach anyone? Yes No If yes, who answered – the property/leasing manager or a third-party answering service? If yes, were they able to answer your questions? Were they friendly/helpful? If yes, did they ask you for any information? Yes No If yes, what information did they request? If no one answered, was there a voicemail? Yes No If yes, did anyone call you back? Yes No If yes, how long after you left a voicemail did they get back to you? Visiting the Property Tour the Property Accessibility How easy was it to find the property? Was there proper signage to help direct/alert you that you were in the right place? How easy is it to navigate around the property? Is parking properly marked? Are there reserved spaces for “future tenants”? Jeff, leasing agent Very helpful, got me in on a tour within 5 minutes of calling. Move in date, unit size, what amenities I'm looking for Very easy to find Did not have future tenant parking. Had to meter park on the street
If
Describe
If yes, was it a model unit? Was it the unit you’d be able to rent? Was it a non-rent ready unit?
If yes, describe the fit and finishes
If yes, did they ask you any qualifying questions? No
If yes, describe the environment (i.e. welcoming, disorganized, etc.) no, please explain the location yes, was there anyone in the office? Did they greet you? Was the manager helpful? your interaction
Wasn’t much of a tour, only took me to see the gym and then the unit
Very clean, organized and updated
Model unit- 2 bed 2 bath
Leasing Office Is there a leasing office onsite? Yes No If yes, were you able to find it quickly and easily? Yes No If yes, where was it located?
If
Unit
Front of the building on the corner
If yes, what did they ask? Tour Were you able to take a tour of a unit? Yes No
If yes, were any of the units upgraded? How many? Are there plans to upgrade all or most units? Are those units getting higher rents?
Describe the unit tour
Yes
Jeff who I spoke to on the phone was there to greet me. Very welcoming. Sat down and went over any questions I had at first then got right into tour. Went over the same questions he asked me on the phone
Complete renovation in 2021 to all units and building
Very spacious 1039 sqf, granite counter tops, all appliances, wood floors, carpet in bedrooms, master had a tile shower, double vanity in master, washer and dryer in unit
Occupancy % What is included in the rent? Cable/internet? Water? Trash? Electric? Etc. Post-Property Tour Did the manager try and close you? Did they get your information (phone #, email, etc.)? Did they give you any materials to take home with you (brochure, business card, etc.)? Describe how the tour ended Post-Property Visit Follow-Up Was there any follow-up from the manager after the tour? Yes No If yes, what did they do to follow-up? Call? Email? Text? If yes, when did they follow up? Did they follow-up more than once? Describe the follow-up Additional Notes (They have a corporation leasing a lot of units which are coming to an end in Oct. This is when all the units will be available)100 Internet, trash and gas included Water and sewer are roughly: $65, Electric can range from $20 to $150 he said depending on usage Pet one time fee of $300 and monthly fee of $30, Parking $55 a month 2 bed and 2 bath: $1335 1032 sqf Did not try to close me. Gave me floor plan print outs with fee and deposit information Tour ended with Jeff saying he will reach out to me in a few days if he doesn’t hear from me Call They followed up more than once, most recent 8/18/2022. Almost a month after I toured Asked If I was still interested and if not to let them know. Jeff was very knowledgeable Clean building and units Renovations look great
Rent Comparables Notes Property Name: PhoneAddress:Number:Researcher: Research Prior to Visiting the Property Marketing List of websites the property is marketed on Does the property have its own website? Yes No How is the property being marketed? How difficult/easy was it to find online? How much information was available? How was the property portrayed on their website? On third-party websites? Reviews List of websites that have property reviews (i.e. rentalratings.com, apartmentratings.com, Google WhatReviews)are the reviews? Any consistent issues or praises? What are residents saying? 159 Main 159 S Main St Akron OH 44308 330-752-6797 Tony Rinella Apartments.com Realtor.com Apartmentfinder.com 159main.com Very easy to find, pops right up in google Amenities, floor plans, gallery, location, contact info “Resort inspired amenity package” “Special living experience that honors the timeless architecture of the buildings design” Good photos, professionally done Google: 5 reviews 4.8/5 Apartments.com: 8 reviews 4.9/5 Beautiful units, great location, great staff
Calling the Property Were you able to reach anyone? Yes No If yes, who answered – the property/leasing manager or a third-party answering service? If yes, were they able to answer your questions? Were they friendly/helpful? If yes, did they ask you for any information? Yes No If yes, what information did they request? If no one answered, was there a voicemail? Yes No If yes, did anyone call you back? Yes No If yes, how long after you left a voicemail did they get back to you? Visiting the Property Tour the Property Accessibility How easy was it to find the property? Was there proper signage to help direct/alert you that you were in the right place? How easy is it to navigate around the property? Is parking properly marked? Are there reserved spaces for “future tenants”?
Lori- leasing agent Very helpful and friendly. Able to get me in for a tour right away Unit size, price were looking to pay, move in date Was not easy to find. No signage No parking for future tenants. I parked on a side street and Lori came out and put a tag in my car so I would not be towed.
Leasing Office Is there a leasing office onsite? Yes No If yes, were you able to find it quickly and easily? Yes No If yes, where was it located? If yes, describe the environment (i.e. welcoming, disorganized, etc.) If no, please explain the location If yes, was there anyone in the office? Did they greet you? Was the manager helpful? Describe your interaction If yes, did they ask you any qualifying questions? Yes No If yes, what did they ask? Unit Tour Were you able to take a tour of a unit? Yes No If yes, was it a model unit? Was it the unit you’d be able to rent? Was it a non-rent ready unit? Describe the unit tour If yes, describe the fit and finishes If yes, were any of the units upgraded? How many? Are there plans to upgrade all or most units? Are those units getting higher rents? First floor of building A little unorganized. Lori met me outside but when we got into the leasing office no one else was there. Same questions she asked over the phone: price, unit size and move in date It was a unit available for rent Spacious, great lay out, 2 bed 1 bath, a lot of windows, stainless steel appliances which included dish washer, wood style Plank floors, tile bathrooms and carpet bedrooms, modern looking bathrooms All upgraded. Building was purchased and renovated in the past year
Occupancy % What is included in the rent? Cable/internet? Water? Trash? Electric? Etc. Post-Property Tour Did the manager try and close you? Did they get your information (phone #, email, etc.)? Did they give you any materials to take home with you (brochure, business card, etc.)? Describe how the tour ended Post-Property Visit Follow-Up Was there any follow-up from the manager after the tour? Yes No If yes, what did they do to follow-up? Call? Email? Text? If yes, when did they follow up? Did they follow-up more than once? Describe the follow-up Additional Notes 95 All utilities are sub metered which include electric, water, HVAC, and trash Parking is $50 a month AT@T for is separate 2 bed 1 bath 1094 SF $2,221 a month Did not try to close. Just said, they are going fast only a couple left. Email One follow up and asked if I was still interested
Rent Comparables Notes Property Name: PhoneAddress:Number:Researcher: Research Prior to Visiting the Property Marketing List of websites the property is marketed on Does the property have its own website? Yes No How is the property being marketed? How difficult/easy was it to find online? How much information was available? How was the property portrayed on their website? On third-party websites? Reviews List of websites that have property reviews (i.e. rentalratings.com, apartmentratings.com, Google WhatReviews)are the reviews? Any consistent issues or praises? What are residents saying? The Goodrich 530 S Main St Akron OH 4311 330-607-9617 Tony Rinella Apartments.com Apartmentfinder.com Thegoodrich.com Very easy to find Floor plans, gallery, amenities, contact information, about the location “Opulent living experience” Designed to ensure comfort, convenience and enjoyment Great professional photos Could not find reviews- brand new building
Amy- Manager Very Helpful and friendly- very professional Price I’m looking to pay, unit size, move in date- also sent meeting request for today
Calling the Property Were you able to reach anyone? Yes No If yes, who answered – the property/leasing manager or a third-party answering service? If yes, were they able to answer your questions? Were they friendly/helpful? If yes, did they ask you for any information? Yes No If yes, what information did they request? If no one answered, was there a voicemail? Yes No If yes, did anyone call you back? Yes No If yes, how long after you left a voicemail did they get back to you? Visiting the Property Tour the Property Accessibility How easy was it to find the property? Was there proper signage to help direct/alert you that you were in the right place? How easy is it to navigate around the property? Is parking properly marked? Are there reserved spaces for “future tenants”?
tour
Not many signs up which made it a little tough to find. Not a lot of signage but it’s a new renovation to an old building. Still in process and nowhere near complete. No spots for Future tenants. Parking was in the back of building which was easy to access.
Leasing Office Is there a leasing office onsite? Yes No If yes, were you able to find it quickly and easily? Yes No If yes, where was it located? If yes, describe the environment (i.e. welcoming, disorganized, etc.) If no, please explain the location If yes, was there anyone in the office? Did they greet you? Was the manager helpful? Describe your interaction If yes, did they ask you any qualifying questions? Yes No If yes, what did they ask? Unit Tour Were you able to take a tour of a unit? Yes No If yes, was it a model unit? Was it the unit you’d be able to rent? Was it a non-rent ready unit? Describe the unit tour If yes, describe the fit and finishes If yes, were any of the units upgraded? How many? Are there plans to upgrade all or most units? Are those units getting higher rents? As soon as you enter the building from the back Very clean and organized. All updated Greeted by Madilyn who is the leasing agent and the one giving the tour Model unit- not available for rent Washer dryer and water heater in unit, stainless steel full appliances, stainless steel full appliances, carpet in bedroom, wood floor in bathroom with tile glass shower Brand new build out, not many units available at the time. Should have more to lease soon. They will have another 20 units ready for lease Jan 1. As of now, the planned build out is 139 units she said.
Occupancy % What is included in the rent? Cable/internet? Water? Trash? Electric? Etc. Post-Property Tour Did the manager try and close you? Did they get your information (phone #, email, etc.)? Did they give you any materials to take home with you (brochure, business card, etc.)? Describe how the tour ended Post-Property Visit Follow-Up Was there any follow-up from the manager after the tour? Yes No If yes, what did they do to follow-up? Call? Email? Text? If yes, when did they follow up? Did they follow-up more than once? Describe the follow-up Additional Notes 90 Nothing included, all self-metered 1 bed 1 bath- 900sf $1500 a month 2 bedrooms will be available in Jan which she thinks will average $2,145 Yes, tried to close me and ask for a deposit email Email had a recap of our tour and what we spoke about. Also has a link to apply Amenities- fitness center, yoga and Pilates studio, indoor lounge, dog spa, outdoor sun deck, grilling area Phase 2 They purchases a Building behind, across the parking lot, which they will convert to more units.
Rent Comparables Notes Property Name: PhoneAddress:Number:Researcher: Research Prior to Visiting the Property Marketing List of websites the property is marketed on Does the property have its own website? Yes No How is the property being marketed? How difficult/easy was it to find online? How much information was available? How was the property portrayed on their website? On third-party websites? Reviews List of websites that have property reviews (i.e. rentalratings.com, apartmentratings.com, Google WhatReviews)are the reviews? Any consistent issues or praises? What are residents saying? The Bowery 156 S Main St Akron 44308 330-618-3469 Tony Rinella Apartments.com Apartmentfinder.com bowerydistrict.com Easy to find online- pops right up in google Floor plans, amenities, contact information, commercial space From website: “breathtaking views” all updated units Their website is very nice. Great photos, all professionally done Google: 6 reviews 2.8/5 Apartments.com: 4 reviews 4.9/5 (2 out of the 4 reviews were a 2/5 and 1/5) Nice building and units, but cannot get ahold of anyone. Lack of service/ horrible service
Calling the Property Were you able to reach anyone? Yes No If yes, who answered – the property/leasing manager or a third-party answering service? If yes, were they able to answer your questions? Were they friendly/helpful? If yes, did they ask you for any information? Yes No If yes, what information did they request? If no one answered, was there a voicemail? Yes No If yes, did anyone call you back? Yes No If yes, how long after you left a voicemail did they get back to you? Visiting the Property Tour the Property Accessibility How easy was it to find the property? Was there proper signage to help direct/alert you that you were in the right place? How easy is it to navigate around the property? Is parking properly marked? Are there reserved spaces for “future tenants”? I have called twice and left a voicemail. I also sent an email through their website. After a couple days, I received a response via email. Joe- property manager asking qualifying questions such as: budget, unit size and move in time frame. responded and called again. No answer. He sent me an email the next day saying sorry Easy to find since it’s a main road but not a lot of signage No parking for future tenants
Leasing Office Is there a leasing office onsite? Yes No If yes, were you able to find it quickly and easily? Yes No If yes, where was it located? If yes, describe the environment (i.e. welcoming, disorganized, etc.) If no, please explain the location If yes, was there anyone in the office? Did they greet you? Was the manager helpful? Describe your interaction If yes, did they ask you any qualifying questions? Yes No If yes, what did they ask? Unit Tour Were you able to take a tour of a unit? Yes No If yes, was it a model unit? Was it the unit you’d be able to rent? Was it a non-rent ready unit? Describe the unit tour If yes, describe the fit and finishes If yes, were any of the units upgraded? How many? Are there plans to upgrade all or most units? Are those units getting higher rents? Right Side entrance of building as soon as you walk in Clean and organized From photos on website: looks like Wood plank flooring with tile in bathrooms and carpet in bedrooms, Tile shower with glass door, quartz counter top in kitchen and bathroom, stainless steel appliances
Occupancy % What is included in the rent? Cable/internet? Water? Trash? Electric? Etc. Post-Property Tour Did the manager try and close you? Did they get your information (phone #, email, etc.)? Did they give you any materials to take home with you (brochure, business card, etc.)? Describe how the tour ended Post-Property Visit Follow-Up Was there any follow-up from the manager after the tour? Yes No If yes, what did they do to follow-up? Call? Email? Text? If yes, when did they follow up? Did they follow-up more than once? Describe the follow-up Additional Notes 96 from information found From what I found online- water, gas and Electricity all resident pay Sewer and trash included in rent
Rent Comparables Notes Property Name: PhoneAddress:Number:Researcher: Research Prior to Visiting the Property Marketing List of websites the property is marketed on Does the property have its own website? Yes No How is the property being marketed? How difficult/easy was it to find online? How much information was available? How was the property portrayed on their website? On third-party websites? Reviews List of websites that have property reviews (i.e. rentalratings.com, apartmentratings.com, Google WhatReviews)are the reviews? Any consistent issues or praises? What are residents saying? University Edge 393 Summer St Akron OH 44304 330-810-2400 Tony Rinella • Apartments.com • Apartmentratings.com • Rentcollegepads.com universityedgeakron.com • Very easy to find, pops right up in google • Amenities, floor plans, contact info, virtual tour, photos, Automated Chat Section to get info and schedule tours • Premier off campus housing solution for students at Akron • Great amenities- study lounges, 24 computer lab with free printing, free tanning etc • Great location, professional photos used on their website • Apartmentratings.com 26 reviews 3.6/5 • Google: 153 reviews 3.8/5 • Good consistent reviews: Great location, clean building, • Bad Consistent reviews: Staff not always the best and over priced
Calling the Property Were you able to reach anyone? Yes No If yes, who answered – the property/leasing manager or a third-party answering service? If yes, were they able to answer your questions? Were they friendly/helpful? If yes, did they ask you for any information? Yes No If yes, what information did they request? If no one answered, was there a voicemail? Yes No If yes, did anyone call you back? Yes No If yes, how long after you left a voicemail did they get back to you? Visiting the Property Tour the Property Accessibility How easy was it to find the property? Was there proper signage to help direct/alert you that you were in the right place? How easy is it to navigate around the property? Is parking properly marked? Are there reserved spaces for “future tenants”? • Elizabeth- leasing agent • She was helpful, answered all my questions • Easy to find, Signage above main door • No parking for future tenants, or for tenants. They park at the university
Leasing Office Is there a leasing office onsite? Yes No If yes, were you able to find it quickly and easily? Yes No If yes, where was it located? If yes, describe the environment (i.e. welcoming, disorganized, etc.) If no, please explain the location If yes, was there anyone in the office? Did they greet you? Was the manager helpful? Describe your interaction If yes, did they ask you any qualifying questions? Yes No If yes, what did they ask? Unit Tour Were you able to take a tour of a unit? Yes No If yes, was it a model unit? Was it the unit you’d be able to rent? Was it a non-rent ready unit? Describe the unit tour If yes, describe the fit and finishes If yes, were any of the units upgraded? How many? Are there plans to upgrade all or most units? Are those units getting higher rents? She told me over the phone they have a leasing office but was never able to tour. • No available units to tour • Photos below from websites • Elizabeth was not sure
Occupancy % What is included in the rent? Cable/internet? Water? Trash? Electric? Etc. Post-Property Tour Did the manager try and close you? Did they get your information (phone #, email, etc.)? Did they give you any materials to take home with you (brochure, business card, etc.)? Describe how the tour ended Post-Property Visit Follow-Up Was there any follow-up from the manager after the tour? Yes No If yes, what did they do to follow-up? Call? Email? Text? If yes, when did they follow up? Did they follow-up more than once? Describe the follow-up Additional Notes 100 with wait list of 24 people • All utilities are included in rent • Only 12-month leases- 1 bed is $579 a month for 4 bed total unit • No parking on site, have to use schools parking
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