12 unit lakeview walk up 853-55 w grace/3757-59 n …€¦ · neighborhood overview 853-55 w grace...
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853-55 W GRACE/3757-59 N FREMONT
PRESENTED BY:
SEAN CONNELLYMANAGING DIRECTOR [email protected]
A M U L T I - F A M I L Y I N V E S T M E N T O F F E R I N G
MARK KURGANINVESTMENT BROKER [email protected]
12 U N I T L A K E V I E W W A L K U P
853-55 W GRACE/3757-59 N FREMONT
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Confidentiality & Disclaimer ContentsAll materials and information received or derived from 33 Realty, LLC its directors, officers, agents,advisors, affiliates and/or any third party sources are provided without representation or warranty asto completeness , veracity, or accuracy, condition of the property, compliance or lack of compliancewith applicable governmental requirements, developability or suitability, financial performance of theproperty, projected financial performance of the property for any party’s intended use or any and allother matters.
Neither 33 Realty, LLC its directors, officers, agents, advisors, or affiliates makes any representation orwarranty, express or implied, as to accuracy or completeness of the any materials or informationprovided, derived, or received. Materials and information from any source, whether written or verbal,that may be furnished for review are not a substitute for a party’s active conduct of its own duediligence to determine these and other matters of significance to such party. 33 Realty, LLC will notinvestigate or verify any such matters or conduct due diligence for a party unless otherwise agreed inwriting.
EACH PARTY SHALL CONDUCT ITS OWN INDEPENDENT INVESTIGATION AND DUE DILIGENCE.
Any party contemplating or under contract or in escrow for a transaction is urged to verify allinformation and to conduct their own inspections and investigations including through appropriatethird party independent professionals selected by such party. All financial data should be verified bythe party including by obtaining and reading applicable documents and reports and consultingappropriate independent professionals. 33 Realty, LLC makes no warranties and/or representationsregarding the veracity, completeness, or relevance of any financial data or assumptions. 33 Realty, LLCdoes not serve as a financial advisor to any party regarding any proposed transaction. All data andassumptions regarding financial performance, including that used for financial modeling purposes,may differ from actual data or performance. Any estimates of market rents and/or projected rentsthat may be provided to a party do not necessarily mean that rents can be established at or increasedto that level. Parties must evaluate any applicable contractual and governmental limitations as well asmarket conditions,vacancy factors and other issues in order to determine rents from or for theproperty.
Legal questions should be discussed by the party with an attorney. Tax questions should bediscussed by the party with a certified public accountant or tax attorney. Title questions should bediscussed by the party with a title officer or attorney. Questions regarding the condition of theproperty and whether the property complies with applicable governmental requirements should bediscussed by the party with appropriate engineers, architects, contractors, other consultants andgovernmental agencies. All properties and services are marketed by 33 Realty, LLC in compliance withall applicable fair housing and equal opportunity laws.
853-55 W GRACECHICAGO, IL
TABLE OF CONTENTS
EXECUTIVE SUMMARY
ADDITIONAL PHOTOS
NEIGHBORHOOD DATA
RETAILER MAP
FINANCIAL SUMMARY
INCOME AND EXPENSES
RENT ROLL
FLOOR PLANS
UNIT TYPE
SALES COMPS
SALES COMPS SUMMARY
SALES COMPS MAP
RENT COMPS SUMMARY
RENT COMPS MAP
DEMOGRAPHICS MAP & REPORT
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PROPERTY OVERVIEW33 Realty LLC (“33”) is pleased to announce the opportunity to acquire 853-55 W. Grace (“the property”) a rarelyavailable corner walk-up building in Chicago’s Lakeview Neighborhood. The property is located in an idealneighborhood for young professionals who want to experience all that the famous northside neighborhood has tooffer. Whether it be the vibrant night life, gourmet dining options, accessibility to public transportation, proximityto Lake Michigan, or walkability to Wrigley Field, the property is a perfect base camp for any young professional toexplore the best that Chicago has to offer.
The property provides an investor a unique opportunity to acquire an asset that has undergone a substantialrenovation as well as implementation of professional management services. Recent improvements to the propertyinclude:
• Renovation of all kitchens with granite counter tops, dishwashers and granite counters• Renovation of bathrooms with pedestal sinks, tile floor and tile shower surrounds• Dark stain and refinishing of original hard wood floors• Addition of closet organizers for bedroom closets• Addition of in-unit washer and dryer• Replacement of older plumbing with copper plumbing• New electrical service, drop and runs• New glass entryway doors• Addition of Butterfly keyless entry system• New hot water storage tank• New leases signed to roll off in prime rental season• Implementation of ratio utility billing system (‘RUBS”) for existing tenants
The property has an excellent current unit mix of four (4) two-bedroom, one-bathroom units; four (4)two-bedroom, two-bathroom units; two (2) three-bedroom, one-bathroom units; and two (2) three-bedroom,two-bathroom units. While a turn key investor can enjoy the in place stabilized returns, those looking for additionalopportunity can increase the already incredible bedroom count of 28 by adding three (3) duplex units into thelarge basement spaces to add additional rentable square footage in this roommate friendly neighborhood.
853-55 W GRACECHICAGO, IL
EXECUTIVE SUMMARY
PROPERTY SUMMARY
EXECUTIVE SUMMARY
Sale Price: $4,000,000
Number Of Units: 12
Cap Rate: 5.78%
Pro Forma Cap Rate: 5.97%
NOI: $231,152
Pro Forma NOI: $238,614
Lot Size: 50 x 120
Building Size: 15,000 SF
Year Built: 1920
Zoning: RM-5
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853-55 W GRACECHICAGO, IL
ADDITIONAL PHOTOS
NEIGHBORHOOD OVERVIEW
853-55 W GRACE
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LAKEVIEW
Anchored by a beautiful stretch of shoreline to the east and dotted with train stops from two ‘L’ lines, Lakeview is one of Chicago’s liveliest and most accessible neighborhoods. Several distinct areas — East Lakeview, Central Lakeview, Boystown and Wrigleyville — meld together to form a lakefront community that celebrates diversity and boasts something for every type of visitor.
Hit the bustling commercial districts along Belmont Avenue, Lincoln Avenue, Southport Avenue, Clark Street, Halsted Street and Broadway Street to shop — be it for vintage frocks, designer jeans or leather biker gear — or live it up with the locals at the seemingly endless options for bars and pubs, and the dozens of celebrated restaurants in between.
Arts and culture come in the form of live music venues, several summer street festivals and a thriving scene for theater, dance and comedy (Belmont Theater District is a stellar collection of nearly 20 independent companies).
Not to be outdone by its extraordinary entertainment landscape, Lakeview makes full use of its slice of Lincoln Park, a 1,200-acre oasis dedicated to the outdoors. Here you will find the scenic Lakefront Trail, a golf course and driving range, a boat harbor, a bird sanctuary, tennis courts and grassy playing fields that are also perfect for picnics or just soaking in the views.
Credit: ChooseChicago.com
NEIGHBORHOOD OUTLOOK• According to Zumper, Lakeview was recently named one
the best neighborhoods in Chicago.
• Based on inventory from Apartment Guide and Rent.com, Lakeview was one of the top 5 neighborhoods in Chicago that saw the highest rent increases between May 2018 and May 2019.
• Average monthly rent in Lakeview is below the city average, according to Rent.com, but still saw double-digit, year-over-year percentage increases.
• Rent.com cites new construction, supply and demand, and large neighborhood investments or new businesses boosting these neighborhoods’ popularity.
• The median age for Lakeview residents is 30 (for both men and women) and the average household income is greater than $100,000.
NEIGHBORHOOD OVERVIEW
853-55 W GRACE
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INVESTMENT HIGHLIGHTS VALUE-ADD OPPORTUNITY: This 12 unit walk up building in Lakeview was recently updated in 2016. While the existing property can be purchased as a turn key luxury investment, there is still a value add opportunity to duplex into the basements for buyers looking to maximize returns.
EXCELLENT TRANSIT: 853 W Grace offers residents easy access to excellent transportation options. The CTA Red line Addison stop is only a few blocks away, giving the site walk/tranist/bike scores of 93/86/87 on the popular ratings site WalkScore.com which correlate to “Walker’s Paradise,” “Excellent Transit” and “Very Bikable.”
A+ LOCATION: The property is exceptionally well located just steps from endless shopping, restaurants, and entertainment, easy access to the “L” and just blocks from Wrigley Field home of the 2016 World Series Champions - the Chicago Cubs.
BIKE SCORE:81
TRANSIT SCORE: 85
WALK SCORE: 93
WRIGLEY FIELDHome of the 2016 World Series Champions - the Chicago Cubs
BELMONT HARBORChicago’s largest harbor (800+ slips) and views of Lincoln Park
NEIGHBORHOOD OVERVIEW
853-55 W GRACECHICAGO, IL
LOCATION INFORMATION
853-55 W GRACECHICAGO, IL
853-55 W GRACE & 3757-59 N FREMONT 855 W GRACE ST is situated between the Sheridan and Addison CTA stops in Wrigley Field’s backyard. Cub-themed sports bars and restaurants surround the area. Major nearby retailers include PetSmart and Whole Foods as well as Walgreens, Chase Bank and UPS. There is also a nearby Fitness Formula Club and the Lake is just over a 1/2 mile due east.
855 W GRACE ST
Just over1/2 mi away
M
M
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FLOOR PLAN INFORMATION
853-55 W GRACECHICAGO, IL
FLOOR PLANS
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UNIT MIX SUMMARY
853-55 W GRACECHICAGO, IL
2 bed, 1 bath2 bed, 2 bath3 bed, 1 bath3 bed, 2 bath
4422
33.3%33.3%16.7%16.7%
800925800
1,300
$2,050$2,175$2,400$2,750
UNIT TYPE COUNT % TOTAL SIZE (SF) RENT
Totals/Averages 12 100% 11,100 $27,200
2 bed, 1 bath2 bed, 2 bath3 bed, 1 bath3 bed, 2 bath4 bed, 3 bath
22242
16.7% 16.7% 16.7% 33.3%16.7%
800925800
1,5001,800
$2,050$2,175$2,400$3,000$3,500
UNIT TYPE COUNT % TOTAL SIZE (SF) RENT
Totals/Averages 12 100% 14,650 $32,250
CURRENT UNIT TYPE
FUTURE UNIT TYPE
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RENT COMPS SUMMARY
853-55 W GRACE
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853 - 55 W Grace
729 W Corneila
907 W Corneila
706 W Grace
3736 N Sheffield
3716 N Magnolia
710 W Buckingham
3538 N Fremont
1148 W Addison
$1950-2150
$2,150
$2,200
$2025-2170
$2,200
$2,295
$2150-2450
$2,750
$2700-2800
$3,000
$3,200
PROPERTY 2/1 2/2 3/1 3/2
RENT COMPS SUMMARY
$3,495
4/3
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INVESTMENT OVERVIEW CURRENT PROFORMA PROFORMA (VALUE-ADD)
Price $4,000,000 $4,000,000 $4,000,000
Price per Unit $333,333 $333,333 $333,333
Gross Rent Multiplier ("GRM") 12.55 12.08 10.29
CAP Rate 5.78% 5.97% 7.31%
Cash-on-Cash Return (yr 1) 5.68% 6.42% 11.80%
Total Return (yr 1) $108,521 $115,983 $169,730
Debt Coverage Ratio 1.33 1.37 1.68
OPERATING DATA CURRENT PROFORMA PROFORMA (VALUE-ADD)
Gross Scheduled Income $318,780 $331,200 $388,860
Other Income $7,180 $7,180 $7,180
Total Scheduled Income $316,275 $328,322 $396,040
Vacancy Cost ($9,685) ($10,058) ($11,665)
Gross Income $316,275 $328,322 $384,375
Operating Expenses $85,123 $89,708 $92,014
Net Operating Income $231,152 $238,614 $292,361
Pre-Tax Cash Flow $56,783 $64,245 $117,992
FINANCING DATA CURRENT PROFORMA PROFORMA (VALUE-ADD)
Down Payment $1,000,000 $1,000,000 $1,000,000
Loan Amount $3,000,000 $3,000,000 $3,000,000
Debt Service $174,369 $174,369 $174,369
Debt Service Monthly $14,530 $14,530 $14,530
Principal Reduction (yr 1) $51,738 $51,738 $51,738
853-55 W GRACECHICAGO, IL
FINANCIAL SUMMARY
Debt quote provided from CBRE. 5,7, & 10 year amortization options available. Also, 1,2, & 3 year interest only options available. Value-add does not include cost to duplex units.
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INCOME SUMMARY CURRENT PROFORMA PROFORMA (VALUE-ADD)
Rental Income $318,780 $331,200 $388,860
Other Income (move in fees, pet fees, etc) $3,100 $3,100 $3,100
Utility Reimbursements $4,080 $4,080 $4,080
Vacancy (3%) ($9,685) ($10,058) ($11,665)
TOTAL INCOME $316,275 $328,322 $384,375
EXPENSE SUMMARY CURRENT PROFORMA PROFORMA (VALUE-ADD)
Taxes $27,112 $31,200 $31,200
Insurance* $3,800 $3,800 $3,800
Repair & Maintenance $6,000 $6,000 $6,000
Turnover $2,160 $2,160 $2,160
Cleaning & Snow Removal $3,500 $3,500 $3,500
Garbage & Recycling* $3,200 $3,200 $3,200
Gas* $10,500 $10,500 $10,500
Electric* $2,000 $2,000 $2,000
Water* $3,300 $3,300 $3,300
Management Fees (4%)* $12,751 $13,248 $15,554
Leasing Fees $4,800 $4,800 $4,800
Capital Reserves $6,000 $6,000 $6,000
OPERATING EXPENSES $85,123 $89,708 $92,014
NET OPERATING INCOME $231,152 $238,614 $292,361
853-55 W GRACECHICAGO, IL
INCOME & EXPENSES
*Indicates actual expense. R&M estimated at $500/unit. Leasing fees assume 40% turnover with $1000 leasing fee. Turnover cost assumes 40% turnover at $450 per turn.
853-55 W GRACE & 3757-59 N FREMONTCHICAGO, IL
RENT ROLL
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UNITNUMBER
UNITBED
UNITBATH
LEASESTART
LEASEEND
CURRENTRENT
MARKETRENT
PROFORMA
(VALUE-ADD)
1E* 2 2 05/01/2019 05/31/2020 $2,150 $2,215 $3,500
1N* 2 1 05/15/2018 05/31/2020 $1,950 $2,000 $3,200
1S* 2 1 06/01/2019 06/30/2020 $2,150 $2,215 $3,200
1W* 2 2 07/01/2018 06/30/2019 $2,100 $2,165 $3,500
2E 2 2 03/20/2018 04/30/2020 $2,170 $2,235 $2,235
2N 2 1 05/31/2018 07/31/2019 $1,970 $2,030 $2,030
2S 3 1 06/22/2019 06/30/2020 $2,450 $2,520 $2,520
2W 3 2 07/01/2018 06/30/2019 $2,800 $2,885 $2,885
3E 2 2 06/01/2018 05/31/2020 $2,025 $2,085 $2,085
3N 2 1 07/01/2019 06/30/2020 $1,950 $2,000 $2,000
3S 3 1 08/31/2018 08/31/2019 $2,150 $2,450 $2,450
3W 3 2 09/01/2018 08/31/2019 $2,700 $2,800 $2,800
$26,565 $27,600 $32,405
*Opportunity to duplex down and add rental square footage.#1E would be converted to 4 bed, 3 bath renting for $3,500/mo#1N would be converted to 3 bed, 2 bath renting for $3,200/mo#1S would be converted to 3 bed, 2 bath renting for $3,200/mo#1W would be converted to 4 bed, 3 bath renting for $3,500/mo
NEIGHBORHOOD OVERVIEW
853-55 W GRACE
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FLOOR PLAN INFORMATION
853-55 W GRACECHICAGO, IL
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FLOOR PLANS
UNIT MIX SUMMARY
853-55 W GRACE
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2 bed, 1 bath2 bed, 2 bath3 bed, 1 bath3 bed, 2 bath
4422
33.3%33.3%16.7%16.7%
800925800
1,300
$2,050$2,175$2,400$2,750
UNIT TYPE COUNT % TOTAL SIZE (SF) RENT
Totals/Averages 12 100% 11,100 $27,200
2 bed, 1 bath2 bed, 2 bath3 bed, 1 bath3 bed, 2 bath4 bed, 3 bath
22242
16.7% 16.7% 16.7% 33.3%16.7%
800925800
1,5001,800
$2,050$2,175$2,400$3,000$3,500
UNIT TYPE COUNT % TOTAL SIZE (SF) RENT
Totals/Averages 12 100% 14,650 $32,250
CURRENT UNIT TYPE
PROFORMA UNIT TYPE
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SUBJECT PROPERTY
Chicago, IL 60613853-55 W Grace
UNIT TYPE # UNITS % OF SIZE SF RENT RENT/SF
2 bed, 1 bath 4 33.3 800 $2,050 $2.56
2 bed, 2 bath 4 33.3 925 $2,175 $2.35
3 bed, 1 bath 2 16.7 800 $2,400 $3.00
3 bed, 2 bath 2 16.7 1,300 $2,750 $2.12Liquid error: no implicit conversion from nil to integer
TOTAL/AVG 12 100% 925 $2,266 $2.45
$4,000,000Sale Price: 1920Year Built:
15,000 SFBuilding SF:
12No. Units:$333,333Price / Unit:
12.55GRM:
1301 W CORNELIA
Chicago, IL 606571301 W Cornelia Avenue
UNIT TYPE # UNITS % OF
1 Bed, 1 Bath 7 53.8
2 bed, 1 bath 6 46.2
TOTAL/AVG 13 100%
The apartment building at Cornelia & Lakewood is comprised of(7) 1 bed & (6) 2 bed apartments.
$3,975,000Sale Price: 1916Year Built:
14,000 SFBuilding SF:
13No. Units:$305,769Price / Unit:
13.38GRM:01/11/2019Closed:
1
1 1228 W DIVERSEY
Chicago, IL 606141228 W Diversey Pky
UNIT TYPE # UNITS % OF
4Bd / 3Ba 1 16.7
3Bd / 3Ba 1 16.7
2Bd / 2Ba 2 33.3
2Bd / 1Ba 2 33.3
TOTAL/AVG 6 100%
$2,400,000Sale Price: 1906Year Built:
6,400 SFBuilding SF:
6No. Units:
$400,000Price / Unit:
12.12GRM:11/01/2018Closed:
2
2
853-55 W GRACECHICAGO, IL
SALE COMPS
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3032 N KENMORE
Chicago, IL 606573032 N Kenmore
UNIT TYPE # UNITS % OF SIZE SF RENT
1 bed, 1 bath 2 33.3 600 $1,550
3 bed, 1 bath 1 16.7 1,300 $2,000
3 bed, 2 bath 3 50 1,400 $2,415Liquid error: no implicit conversion from nil to integer
TOTAL/AVG 6 100% 1,116 $2,057
Upgraded apartments with individual HVAC. 4 units + 2 unitframed coach house. No parking.
$1,980,000Sale Price: 1896Year Built:
7,370 SFBuilding SF:
6No. Units:$330,000Price / Unit:
13.41GRM:06/30/2017Closed:
3
3 2530-34 N ORCHARD
Chicago, IL 606142530 N Orchard
UNIT TYPE # UNITS % OF SIZE SF RENT
2 bed, 1 bath 6 100 1,100 $2,100Liquid error: no implicit conversion from nil to integer
TOTAL/AVG 6 100% 1,100 $2,100
Clean, spacious apartments. Boiler heat & window A/C.
$1,965,000Sale Price: 1906Year Built:
8,095 SFBuilding SF:
6No. Units:
Price / Unit: $327,500
GRM: 13.34
09/17/2018Closed:
4
4 900 W WRIGHTWOOD
Chicago, IL 60614900 W Wrightwood
UNIT TYPE # UNITS % OF SIZE SF RENT
2 bed, 2 bath 6 100 1,200 $1,900Liquid error: no implicit conversion from nil to integer
TOTAL/AVG 6 100% 1,200 $1,900
Two bed, two bath apartments with individual HVAC.
$1,900,000Sale Price: 1896Year Built:
7,014 SFBuilding SF:
6No. Units:Price / Unit: $316,666
GRM: 14.8810/31/2018Closed:
5
5
853-55 W GRACECHICAGO, IL
SALE COMPS
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SUBJECT PROPERTY PRICE BLDG SF PRICE/UNIT GRM # OF UNITS CLOSE
853-55 W GraceChicago, IL 60613
$4,000,000 15,000 SF $333,333 12.55 12 N/A
SALE COMPS PRICE BLDG SF PRICE/UNIT GRM # OF UNITS CLOSE
11301 W Cornelia1301 W Cornelia AvenueChicago, IL 60657
$3,975,000 14,000 SF $305,769 13.38 13 01/11/2019
21228 W Diversey1228 W Diversey PkyChicago, IL 60614
$2,400,000 6,400 SF $400,000 12.12 6 11/01/2018
33032 N Kenmore3032 N KenmoreChicago, IL 60657
$1,980,000 7,370 SF $330,000 13.41 6 06/30/2017
42530-34 N Orchard2530 N OrchardChicago, IL 60614
$1,965,000 8,095 SF $327,500 13.34 6 09/17/2018
5900 W Wrightwood900 W WrightwoodChicago, IL 60614
$1,900,000 7,014 SF $316,666 14.88 6 10/31/2018
TOTALS/AVERAGES PRICE BLDG SF PRICE/UNIT GRM # OF UNITS
$2,444,000 8,576 SF $330,270 13.43 7.4
853-55 W GRACECHICAGO, IL
SALE COMPS SUMMARY
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853-55 W GRACECHICAGO, IL
SALE COMPS MAP
853-55 W Grace | Chicago, IL 60613SUBJECT PROPERTY
1
1301 W Cornelia AvenueChicago, IL 60657
1301 W CORNELIA
2
1228 W Diversey PkyChicago, IL 60614
1228 W DIVERSEY
3
3032 N KenmoreChicago, IL 60657
3032 N KENMORE
4
2530 N OrchardChicago, IL 60614
2530-34 N ORCHARD
5
900 W WrightwoodChicago, IL 60614
900 W WRIGHTWOOD
RENT COMPS SUMMARY
853-55 W GRACE
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853 - 55 W Grace
729 W Corneila
907 W Corneila
706 W Grace
3736 N Sheffield
3716 N Magnolia
710 W Buckingham
3538 N Fremont
1148 W Addison
$1950-2150
$2,150
$2,200
$2025-2170
$2,200
$2,295
$2150-2450
$2,750
$2700-2800
$3,000
$3,200
PROPERTY 2/1 2/2 3/1 3/2
RENT COMPS SUMMARY
$3,495
4/3
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853-55 W Grace | Chicago, IL 60613SUBJECT PROPERTY
1729 W CorneliaChicago, IL 60657
729 W CORNELIA 2907 W CorneliaChicago, IL 60613
907 W CORNELIA 3706 W GraceChicago, IL 60613
706 W GRACE 43736 N SheffieldChicago, IL 60613
3736 N SHEFFIELD
53716 N MagnoliaChicago, IL 60613
3716 N MAGNOLIA 6710 W BuckinghamChicago, IL 60657
710 W BUCKINGHAM 73538 N FremontChicago, IL 60657
3538 N FREMONT 81148 W AddisonChicago, IL 60613
1148 W ADDISON
853-55 W GRACECHICAGO, IL
RENT COMPS MAP
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POPULATION 0.25 MILES 0.5 MILES 1 MILE
Total population 6,310 23,146 80,770
Median age 30.3 31.5 31.7
Median age (Male) 30.8 32.5 32.5
Median age (Female) 29.2 30.4 30.9
HOUSEHOLDS & INCOME 0.25 MILES 0.5 MILES 1 MILE
Total households 3,393 13,363 45,692
# of persons per HH 1.9 1.7 1.8
Average HH income $102,638 $85,500 $87,004
Average house value $264,222 $264,417 $397,357
* Demographic data derived from 2010 US Census
853-55 W GRACECHICAGO, IL
DEMOGRAPHICS MAP & REPORT