Marshall Plaza - Marshall, TX

MARSHALL PLAZA MARSHALL, TX

PRI CING & F INAN CI AL AN ALYSI S

M AR SH ALL P LAZ A - M AR SH ALL, T X

Marshall Plaza 620 East End Blvd S Marshall, TX 75670

OFFERING SUMMARY Price Cap Rate Net Operating Income Price PSF Occupancy Year Built

$2,353,000 8.50% $199,927 $51.51 100.0% 1985

Gross Leasable Area

45,680 SF

Lot Size

4.48 Acres

F I N A N C I A L A N A LY S I S

2

PRI CING & F INAN CI AL AN ALYSI S

PROJECTED INCOME & EXPENSES Base Rent - Occupied Space

100%

Percentage Rent GROSS POTENTIAL RENT

M AR SH ALL P LAZ A - M AR SH ALL, T X

CURRENT

PSF

Real Estate Taxes

$37,041

$0.81

$0.18

Insurance

$19,869

$0.43

$5.32

CAM Landscaping and Groundskeeping

$8,100

$0.18

$2,674

$0.06

$979

$0.02

$11,753

$0.26

$8,200

$0.18

$76,863

$1.68

CURRENT

PSF

$234,459

$5.13

$8,403 $242,862

Expense Reimbursements

EXPENSES

Real Estate Tax Recoveries

$18,214

$0.40

Repairs and Maintenance

Insurance Recoveries

$7,778

$0.17

Utilities

CAM Recoveries

$4,601

$0.10

Total CAM

Management Recoveries

$3,210

$0.07

Management Fee

$33,802

$0.74

Total Expenses

$276,660

$6.06

Total Insurance

$19,869

$0.43

Total Real Estate Taxes

$37,041

$0.81

Total CAM

$11,753

$0.26

$8,200

$0.18

Total Recoverable Expenses

$76,863

$1.68

Net Operating Income

$199,797

$4.37

Total Expense Reimbursements EFFECTIVE GROSS REVENUE

3.0%

Operating Expenses

Management Fee

3.0%

For Financing Options, Please Contact: Greg Holley | Managing Partner High St Capital (O) 469-998-7200 | (C) 714.514.2990 gholley@highstcapital.com

F I N A N C I A L A N A LY S I S

3

LOAN DETA ILS

M AR SH ALL P LAZ A - M AR SH ALL, T X

EXISTING ASSUMABLE LOAN Purchase Price

$2,353,000

Loan Amount

$1,405,294

Equity to the Note Loan to Purchase Price Interest Rate

$947,706 60% 5.00%

Amortization Schedule

25 Years

Call

10 Years

Residual Percentage

164.70%

NOI

$199,927

Annual Debt Service

$105,228

Clear Cash after DS

$94,699

Debt Service Coverage Ratio Cap Rate Cash on Cash Return

1.90 8.50% 10.00%

Note: A 2% assumption fee must be paid by the buyer

F I N A N C I A L A N A LY S I S

4

RE NT RO L L Tenant

M AR SH ALL P LAZ A - M AR SH ALL, T X Suite

SQ FT

% of SQFT

Lease Dates

Minimum Rent

Recoveries

Total

Start

End

Annual

Monthly

PSF

Annual

PSF

Revenue

% of Revenue

Planet Fitness

A

17,881

39.14%

07/15

12/25

$78,855

$6,571

$4.41

$30,087

$1.68

$108,943

39.38%

Citi Trends

B

10,675

23.37%

01/07

12/24

$80,004

$6,667

$7.49

$0

$0.00

$88,407

31.95%

Cash Saver

C

17,124

37.49%

05/07

06/22

$75,600

$6,300

$4.41

$3,715

$0.22

$79,315

28.67%

Total Count/GLA

3

45,680

100%

Totals

$234,459

$19,538

$276,664

100%

Occupied

3

45,680

100%

Available

0

0

0.0%

$5.13

45,680

100%

Total Avg Rent

$33,802

ES TI M ATED REIMBUR SEMEN T R EVEN U E Tenant

Suite

SQ FT

% of SQFT

Real Estate Taxes

Insurance

CAM

Management Fee

Total Recovery

Monthly

PSF

Monthly

PSF

Monthly

PSF

Monthly

PSF

Monthly

PSF

Planet Fitness

A

17,881

39.14%

$1,208

$0.81

$648

$0.43

$383

$0.26

$267

$0.18

$2,507

$1.68

Citi Trends

B

10,675

23.37%

$0

$0.00

$0

$0.00

$0

$0.00

$0

$0.00

$0

$0.00

Cash Saver

C

17,124

37.49%

$310

$0.22

$0

$0.00

$0

$0.00

$0

$0.00

$310

$0.22

45,680

100%

$1,518

Totals

$648

$383

$267

$2,817

LE A S E PROVISION S Tenant

Suite

SQ FT

Base Rental Increases

Renewal Options

Date

PSF

Options

Date

PSF

User Restrictions & Exclusive Rights

Sales Reporting

Exclusive health club, gym, or fitness center

No

Planet Fitness

A

17,881

-

-

2x5

1/1/2026 1/1/2031

4.85 5.33

Citi Trends

B

10,675

-

-

-

-

-

Yes

Cash Saver

C

17,124

-

-

1x5

7/1/2022

5.29

No

Totals

45,680

F I N A N C I A L A N A LY S I S

5

TE NA NT INF ORMAT I ON

M AR SH ALL P LAZ A - M AR SH ALL, T X

DBA

Planet Fitness

Entity on Lease

PF-Mar, LLC

Corporate/Franchise

Franchise

Locations

1,300+

Credit Rating

Moody’s: B1

Public/Private

NYSE: PLNT

Line of Business

Planet Fitness is a low price fitness center with brand name equipment, fitness training, and exercise classes. It has more than 1,300 clubs, making it one of the largest fitness club franchises by number of members and locations. It markets itself as a “Judgement Free Zone” that caters to novice and casual gym users and is reported to be the nation’s fastest growing fitness center franchise.

DBA

Citi Trends

Entity on Lease

Citi Trends, Inc

Corporate/Franchise

Corporate

Locations

500+

Credit Rating

Not Rated

Public/Private

NASDAQ: CTRN

Line of Business

A value-priced retailer of urban fashion apparel, shoes, accessories and home décor for the entire family. Their goal is to provide merchandise at discounts to department and specialty stores’ regular prices of 20% to 70%. Citi Trends’ buyers source merchandise from over 1,800 vendors to deliver quality fashion product at outstanding value for their customers.

DBA

Cash Saver

Entity on Lease

SEP Incorporated, LLC

Corporate/Franchise

Corporate

Line of Business

Cash Saver is a grocery and food store that provides customers with value and savings without sacrificing quality. Cash Saver stores are small- to medium-sized stores and are great for rural markets.

PROPERTY DESCRIPTION

6

I N VE S TMENT HI GHLI GHT S

•

National Credit Tenants: The Property is currently 100% occupied by national tenants including Cash Saver, Citi Trends, and Planet Fitness. The operator of Cash Saver is an original tenant in Marshall Plaza and has been located on the Property since 1985. In November 2019, Save A Lot converted into Cash Saver and with the change, the store went from selling 3,500 items to 30,000 items. The move added nearly 40 jobs to the community and helped customers gain access to grocery items at cheaper prices. Planet Fitness is one of the largest and fastest-growing franchisors and operators of fitness centers in the United States by number of members and locations, with a highly recognized national brand.

•

Marshall’s Main Retail Corridor: Marshall Plaza is located on East End Boulevard South (US Highway 59), the main north-south thoroughfare in East Texas stretching south through Carthage, and north to Texarkana. Additionally, US Hwy 59 serves as the major retail corridor in Marshall with retailers including, Kroger, Walmart, Lowe’s Home Improvement, Tractor Supply, CVS, and Walgreens, to name a few.

•

Below Replacement Cost: Well below replacement cost at $51.51 PSF.

•

Longevity of Tenants: Citi Trends just renewed and both Citi Trends and Cash Saver have been in the property for over 14 years.

•

Attractive, Assumable Loan: The property currently has a $1,405,294 loan in place that needs to be assumed. The interest rate is 5.00% and it creates a leveraged return of 10.00% on current cash flow.

Please see page 4 of OM for details

•

Trade Area: Marshall is part of a larger metropolitan area of Longview, Texas, and Shreveport, Louisiana, and is located 150 miles east of Dallas, on Interstate 20. Marshall Plaza, positioned just seven miles north of Interstate 20, serves an expanded trade area to include surrounding cities of Scottsville, Jasper Heights, Crossroads, Woodlawn, and Nesbitt. Additionally, the asset benefits from its close proximity to four colleges including East Texas Baptist University, Wiley College, Texas State Tech and Panola College-Marshall with more than 4,400 students, faculty, and employees combined.

•

Excellent Access & Visibility: The Property is configured in a straight-line configuration and with frontage on US Hwy 59 each tenant benefits from direct exposure to more than 22,643 vehicles per day. Furthermore, there is ample access for Marshall Plaza with three points of entry into the Property and convenient cross-access with the neighboring properties.

M AR SH ALL P LAZ A - M AR SH ALL, T X

PROPERTY DESCRIPTION

7

S I T E PL A N

M AR SH ALL P LAZ A - M AR SH ALL, T X

PROPERTY DESCRIPTION

8

A E R I AL MA P

22

,64 3V

PD

M AR SH ALL P LAZ A - M AR SH ALL, T X

MARKET OVERVIEW

9

LO C AL MA P

M AR SH ALL P LAZ A - M AR SH ALL, T X

MARKET OVERVIEW

10

REG IONA L MA P

M AR SH ALL P LAZ A - M AR SH ALL, T X

MARKET OVERVIEW

11

M A R KET S U MMARY

M AR SH ALL P LAZ A - M AR SH ALL, T X

OVERVIEW Marshall is located in the northeastern corner of Texas, on Interstate 20. The city is just 40 miles from Shreveport to the east, just over two hours from Dallas to the west, and three hours from Houston to the south. Marshall is the county seat of Harrison County.

Gregg, Harrison, and Upshur Counties comprise the Longview-Marshall-Gilmer Metropolitan Statistical Area. It is the largest MSA in the eastern part of Texas.

With a population of 110,832, the Longview-MarshallGilmer MSA ranks 228 out of 390 MSAs. Marshall alone has a population of 33,979 in a 10-mile radius.

Marshall’s geographic location is ideal for business with easy access from Interstate 20, U.S. Highway 59, and the Harrison County Airport. The city’s AmTrak terminal is conveniently located just north of downtown’s Peter Whetstone Square. Employment data shows a strong concentration of employees in the construction, mining, public administration, and financing industries. Marshall pulls much of its employment from manufacturing, medical, oil and gas, and construction companies. The two largest are

Eastman Chemical Company with approximately 1,520 employees and Trinity Industries 1,020 employees.

INC Magazine ranked Longview-Marshall area as one of the best places for doing business in America (May 2005). ACCRA Cost of Living Study (2005) indicated that the cost of living in the Longview-Marshall region is approximately 15% below the national average.

Downtown Marshall is going through a renaissance period as many buildings have been restored, including the former Hotel Marshall as well as the Harrison County Courthouse. The addition of restaurants and multi-housing developments have helped to boost the town’s economy which was previously in decline. The town’s location has also made it an ideal tourist stop, with nearly one million tourists visiting each year. Tourists can find an ultimate shopping experience at the famous Marshall Pottery, one of the oldest potteries in the nation. Visitors are able to experience East Texas culture and Marshall’s distinguished “red clay” pottery and sculpture production. Opportunity for antique shopping is also abundant throughout the Washington Square.

MARKET OVERVIEW

12

D E M OG RA PHIC STAT I ST I CS

M AR SH ALL P LAZ A - M AR SH ALL, T X

3 Mile

5 Mile

10 Mile

Population

3 Mile

5 Mile

10 Mile

Households:

2010 Population

23,998

26,856

34,643

2010 Households

8,803

9,897

12,917

2020 Population

23,601

26,430

33,959

2020 Households

8,702

9,783

12,705

2025 Population Projection

23,454

26,270

33,727

2025 Household Projection

8,655

9,730

12,623

Median Age

35.4

35.8

37.1

Annual Growth 2010-2020

0.10%

0.10%

0.10%

Bachelor's Degree or Higher

18%

18%

17%

Owner Occupied

5,367

6,165

8,592

U.S. Armed Forces

28

35

36

Renter Occupied

3,334

3,618

4,113

2.6

2.6

2.6

2

2

2

$178.8M

$203.3M

$273.1M

Avg Household Size

Population by Race White

14,027

15,950

21,612

Avg Household Vehicles

Black

8,570

9,354

10,936

Total Consumer Spending

American Indian/Alaskan Native

376

428

510

Asian

238

259

311

Avg Household Income

$56,911

$57,629

$60,010

19

25

47

Median Household Income

$41,939

$42,189

$43,696

370

414

542

< $25,000

2,488

2,799

3,508

4,972

5,503

6,126

$25,000 - 50,000

2,475

2,723

3,407

$50,000 - 75,000

1,521

1,663

2,129

Hawaiian & Pacific Islander Two or More Races Hispanic Origin

Housing Median Home Value Median Year Built

Demographic data © CoStar 2020

Income

$99,572

$104,140

$116,061

$75,000 - 100,000

954

1,101

1,540

1963

1964

1969

$100,000 - 125,000

681

824

1,188

$125,000 - 150,000

220

269

359

$150,000 - 200,000

205

227

311

$200,000+

157

179

264

MARKET OVERVIEW

13

CONFIDENTIALITY AGREEMENT The information contained in the following offering memorandum is proprietary and strictly confidential. It is intended to be reviewed only by the party receiving it from STRIVE and it should not be made available to any other person or entity without the written consent of STRIVE. 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 at this time, please return this offering memorandum to STRIVE. 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. STRIVE 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 or absence of contaminating substances, PCBs or asbestos, the compliance with local, state and federal regulations, the physical condition of the improvements thereon, or the 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 offering memorandum has been obtained from sources we believe to be reliable; however, STRIVE has not verified, and will not verify, any of the information contained herein, nor has STRIVE 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.

ALL PROPERTY SHOWINGS ARE BY APPOINTMENT ONLY. PLEASE CONTACT STRIVE AGENT FOR MORE DETAILS.

Commercial Disclaimer STRIVE hereby advises all prospective purchasers of commercial property as follows: The information contained in this Marketing Brochure has been obtained from sources we believe to be reliable. However, STRIVE has not and will not verify any of this information, nor has STRIVE conducted any investigation regarding these matters. STRIVE makes no guarantee, warranty or representation whatsoever about the accuracy or completeness of any information provided.

As the Buyer of a commercial property, it is the Buyer’s responsibility to independently confirm the accuracy and completeness of all material information before completing any purchase. This Marketing Brochure is not a substitute for your thorough due diligence investigation of this investment opportunity. STRIVE expressly denies any obligation to conduct a due diligence examination of this Property for Buyer.

Any projections, opinions, assumptions or estimates used in this Marketing Brochure are for example only and do not represent the current or future performance of this property. The value of a commercial property to you depends on factors that should be evaluated by you and your tax, financial and legal advisors. Buyer and Buyer’s tax, financial, legal, and construction advisors should conduct a careful, independent investigation of any commercial property to determine to your satisfaction with the suitability of the property for your needs.

Like all real estate investments, this investment carries significant risks. Buyer and Buyer’s legal and financial advisors must request and carefully review all legal and financial documents related to the property and tenant. While the tenant’s past performance at this or other locations is an important consideration, it is not a guarantee of future success. Similarly, the lease rate for some properties, including newly-constructed facilities or newly-acquired locations, may be set based on a tenant’s projected sales with little or no record of actual performance, or comparable rents for the area. Returns are not guaranteed; the tenants and any guarantors may fail to pay the lease rent or property taxes, or may fail to comply with other material terms of the lease; cash flow may be interrupted in part or in whole due to market, economic, environmental or other conditions. Regardless of tenants history and lease guarantees, Buyer is responsible for conducting his/her own investigation of all matters affecting the intrinsic value of the property and the value of any long-term leases, including the likelihood of locating replacement tenants if any of the current tenants should default or abandon the property, and the lease terms that Buyer may be able to negotiate with any potential replacement tenants considering the location of the property, and Buyer’s legal ability to make alternate use of the property.

By accepting this Marketing Brochure you agree to release STRIVE and hold it harmless from any kind of claim, cost, expense, or liability arising out of your investigation and/or purchase of this commercial property.

Information About Brokerage Services

Texas law requires all real estate license holders to give the following information about brokerage services to prospective buyers, tenants, sellers and landlords.

TYPES OF REAL ESTATE LICENSE HOLDERS: • A BROKER is responsible for all brokerage activities, including acts performed by sales agents sponsored by the broker.

• A SALES AGENT must be sponsored by a broker and works with clients on behalf of the broker.

A BROKER’S MINIMUM DUTIES REQUIRED BY LAW (A client is the person or party that the broker represents): • Put the interests of the client above all others, including the broker’s own interests; • Inform the client of any material information about the property or transaction received by the broker; • Answer the client’s questions and present any offer to or counter-offer from the client; and • Treat all parties to a real estate transaction honestly and fairly.

A LICENSE HOLDER CAN REPRESENT A PARTY IN A REAL ESTATE TRANSACTION: AS AGENT FOR OWNER (SELLER/LANDLORD): The broker becomes the property owner’s agent through an agreement with the owner, usually in a written listing to sell or property management agreement. An owner’s agent must perform the broker’s minimum duties above and must inform the owner of any material information about the property or transaction known by the agent, including information disclosed to the agent or subagent by the buyer or buyer’s agent.

AS AGENT FOR BUYER/TENANT: The broker becomes the buyer/tenant’s agent by agreeing to represent the buyer, usually through a written representation agreement. A buyer’s agent must perform the broker’s minimum duties above and must inform the buyer of any material information about the property or transaction known by the agent, including information disclosed to the agent by th e seller or seller’s agent.

AS AGENT FOR BOTH - INTERMEDIARY: To act as an intermediary between the parties the broker must first obtain the written agreement of each party to the transaction. The written agreement must state who will pay the broker and, in conspicuous bold or underlined print, set forth the broker’s obligations as an intermediary. A broker who acts as an intermediary: • Must treat all parties to the transaction impartially and fairly; • May, with the parties’ written consent, appoint a different license holder associated with the broker to each party (owner and • buyer) to communicate with, provide opinions and advice to, and carry out the instructions of each party to the transaction.

• Must not, unless specifically authorized in writing to do so by the party, disclose: ӽ that the owner will accept a price less than the written asking price; ӽ that the buyer/tenant will pay a price greater than the price submitted in a written offer; and ӽ any confidential information or any other information that a party specifically instructs the broker in writing not to disclose, unless required to do so by law.

AS SUBAGENT: A license holder acts as a subagent when aiding a buyer in a transaction without an agreement to represent the buyer. A subagent can assist the buyer but does not represent the buyer and must place the interests of the owner first.

TO AVOID DISPUTES, ALL AGREEMENTS BETWEEN YOU AND A BROKER SHOULD BE IN WRITING AND CLEARLY ESTABLISH: • The broker’s duties and responsibilities to you, and your obligations under the representation agreement.

• Who will pay the broker for services provided to you, when payment will be made and how the payment will be calculated.

LICENSE HOLDER CONTACT INFORMATION: This notice is being provided for information purposes. It does not create an obligation for you to use the broker’s services. Please acknowledge receipt of this notice below and retain a copy for your records.

Regulated by the Texas Real Estate Commission

Information available at www.trec.texas.gov IABS 1-0

exclusively listed 469.844.8880

STRIVERE.COM