offering memorandum - loopnet...for fiscal year 2016 the company reported total revenue of $8.6...

ADDISON WILLIAMS DAVID HESANO BILL O’CONNORAssociate First Vice President Senior Vice President+1 248 351 2005 +1 248 351 2014 +1 248 351 [email protected] [email protected] [email protected] CAPITAL MARKETS | INVESTMENT PROPERTIES

5570 THOMASTON ROAD MACON, GA 31220

O F F E R I N G M E M O R A N D U M

REPRESENTATIVE PHOTO

CBRE, Inc. © 2018 All Rights Reserved. CBRE, Inc. operates within a global family of companies with many subsidiaries and related entities (each an “Affiliate”) engaging in a broad range of commercial real estate businesses including, but not limited to, brokerage services, property and facilities management, valuation, investment fund management and development. At times different Affiliates, including CBRE Global Investors, Inc. or Trammell Crow Company, may have or represent clients who have competing interests in the same transaction. For example, Affiliates or their clients may have or express an interest in the property described in this Memorandum (the “Property”), and may be the successful bidder for the Property. Your receipt of this Memorandum constitutes your acknowledgement of that possibility and your agreement that neither CBRE, Inc. nor any Affiliate has an obligation to disclose to you such Affiliates’ interest or involvement in the sale or purchase of the Property. In all instances, however, CBRE, Inc. and its Affiliates will act in the best interest of their respective client(s), at arms’ length, not in concert, or in a manner detrimental to any third party. CBRE, Inc. and its Affiliates will conduct their respective businesses in a manner consistent with the law and all fiduciary duties owed to their respective client(s).

Your receipt of this Memorandum constitutes your acknowledgement that (i) it is a confidential Memorandum solely for your limited use and benefit in determining whether you desire to express further interest in the acquisition of the Property, (ii) you will hold it in the strictest confidence, (iii) you will not disclose it or its contents to any third party without the prior written authorization of the owner of the Property (“Owner”) or CBRE, Inc., and (iv) you will not use any part of this Memorandum in any manner detrimental to the Owner or CBRE, Inc. If after reviewing this Memorandum, you have no further interest in purchasing the Property, kindly return it to CBRE, Inc.

TABLE OF CONTENTS

EXECUTIVESUMMARY

01PROPERTY

DESCRIPTION

02SALES

COMPARABLES

03FINANCIAL OVERVIEW

04MARKET

OVERVIEW

05

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O’Reilly Auto Parts Macon GA

INVESTMENT HIGHLIGHTS

• STABLE INVESTMENT, SINGLE-TENANT ASSET

O’Reilly Auto Parts with a Standard & Poor’s credit rating of BBB+,has 19+ years remaining on their NNN lease. Corporate lease guaranty.

• RECENT 20-YEAR LEASE

O’Reilly Auto Parts signed a 20-Year lease in February 2017 with an initial lease term that expires in January of 2037.

• TRIPLE NET LEASE, MINIMAL LANDLORD RESPONSIBILITIES

The Triple Net lease requires minimal landlord responsibilities.

• BRAND NEW BUILDING

New building constructed in 2016.

• GREAT LOCATION, STABLE MARKET

The property has excellent visibility and accessibility from Thomaston Road which is a strong commercial corridor.

CAP RATE 5.40%

PRICE PSF$244

ASKING PRICE$1,602,000

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CBRE, Inc. has been retained by the property owner as the exclusive marketing advisor for the disposition of the triple net leased O’Reilly Auto Parts (the “Property”) located at 5570 Thomaston Rd., Macon, Georgia 31220.

INVESTMENT OVERVIEW

The Tenant signed a 20-year lease in February 2017 which extends through

January 31, 2037. The building was constructed in 2016 and consists of a 6,572

square foot single tenant building on a 0.79 acre site. The site has access and

frontage along the south side of Thomaston Road, east of the intersection of

Heath Road in a well developed commercial thoroughfare just west of the I-475

and Thomaston Road interchange in Macon, Georgia. O’Reilly Auto Parts signed

a triple net (NNN) lease in which the only landlord responsibilities are for repairs,

replacement and maintenance of structural items including the roof, walls and

foundation, as well as parking lot and sidewalk replacement and repairs. The

tenant is responsible for common area maintenance (CAM), real estate taxes and

property insurance expenses, as well as maintenance, repair and replacement of

the HVAC equipment. The lease calls for a rental increase of approximately 6% in

year 11 and increases of 6% in each of the four (4), 5-year renewal options.

O’Reilly Auto Parts (Nasdaq: ORLY) is an American auto parts retailer founded in

1957, headquartered in Springfield, Missouri, that provides automotive

aftermarket parts, tools, supplies, equipment and accessories in the United States

serving both the professional service providers and the do-it-yourself customers.

For fiscal year 2016 the company reported total revenue of $8.6 billion and total

assets of $7.2 billion, with a total of 5,000 locations as of 2017, and 74,000+

employees. The subject is in Macon, Georgia which is located approximately 84

miles southeast of Atlanta in Southeastern Georgia.

THE OFFERING


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5570 Thomaston RoadMacon, Georgia

Zoning: Commercial Number of Tenants: OneProperty Type: Single Tenant Type of Ownership Fee SimpleParking: Asphalt ParkingFrontage: Direct Frontage on Thomaston RoadExterior Walls: Concrete BlockRoof: Flat, Rubber Membrane Structure: Concrete Block

Foundation: Concrete

HVAC: Roof Mounted Units

PROPERTY OVERVIEW

FREE AND CLEAR OF EXISTING FINANCING

The asset is being offered free and clear of existing financing.




SITE AERIAL

© 2018 CBRE Limited. Data © TeleAtlas, Google, AerialExpress, DigitalGlobe, Landiscor, USGS, i-cubed. The information contained herein (the “Information”) is intended for informational purposes only and should not be relied upon by recipients hereof. Although the Information is believed to be correct, its accuracy, correctness or completeness cannot be guaranteed and has not been verified byeither CBRE Limited or any of its affiliates (CBRE Limited and its affiliates are collectively referred to herein as “CBRE”). CBRE neither guarantees, warrants nor assumes any responsibility or liability of any kind with respect to the accuracy, correctness, completeness, or suitability of, or decisions based upon or in connection with, the Information. The recipient of the Information should take such stepsas the recipient may deem appropriate with respect to using the Information. The Information may change and any property described herein may be withdrawn from the market at any time without notice or obligation of any kind on the part of CBRE. The Information is protected by copyright and shall be fully enforced. Layout ID: L09 MapId: 5169473

SITE

Thomaston Road

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LOCATION MAP

SUBJECTPROPERTY

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SALE COMPARABLES

Building Name Address

Year BuiltBuilding Size (SF)

Sale Date Sale Price Price/SF NOITerm

RemainingCap Rate Comments

O'Reilly Auto Parts5570 Thomaston RdMacon, GA

2016 6,572 $1,602,000 $244 $86,508 19.3 5.40%

The subject is a 6,572 square foot building that is 100% occupied by O'Reilly Auto Parts(20 year term commenced February 6, 2017 , with 19.3 years remaining) There arescheduled rental increases of 6% at the beginning of lease Year 11 and each renewaloption. The lease provides for minimal Landlord responsibilities. Tenant is responsible forCAM, taxes, and property insurance expenses as well as maintenance, repair andreplacement of the HVAC equipment.

1O'Reilly Auto Parts23830 FM1314Porter, TX

2018 7,200 On Market $1,957,560 $272 $102,793 20 5.25%This property is currently listed at an asking price of $1,957,560. It is expected to deliveron March 1, 2018. With an NOI of $102,793, this property has an asking cap rate of5.25%.

2O'Reilly Auto Parts240 Hawthorne AveAthens, GA

2018 12,000 On Market $2,580,000 $215 $128,999 20 5.00%This property is currently listed at an asking price of $2,580,000. With an NOI of$128,999, this property has an asking cap rate of 5%.

3O'Reilly Auto Parts1121 E Bridge StBrighton, CO

1999 6,000 11/29/2017 $1,698,113 $283 $90,000 10 5.30%This property sold on November 29, 2017 at a price of $1,698,113 with a cap rate of5.3% and an NOI of $90,000. The transaction served as the seller's downleg in a tax-deferred exchange.

4O'Reilly Auto Parts10870 Kingston PikeKnoxville, TN

2017 7,500 11/2/2017 $1,752,260 $234 $93,746 20 5.35%This property sold on November 2, 2017 at a price of $1,752,260 with a cap rate of5.35% and an NOI of $93,746. The building was constructed in September 2017 andhad just under 20 years remaining on the lease at the time of sale.

5O'Reilly Auto Parts3005 NE Pine Island RdCape Coral, FL

2017 7,225 5/3/2017 $2,000,000 $277 $105,000 20 5.25%This property sold on May 3, 2017 at a price of $2,000,000 with a cap rate of 5.25%and an NOI of $105,000. The building was constructed in February 2017 and had justunder 20 years remaining on the lease at the time of sale.

6O'Reilly Auto Parts5760 Jason Lee PlSarasota, FL

2017 7,000 8/8/2017 $2,400,000 $343 $123,600 20 5.15%This property sold on August 8, 2017 at a price of $2,400,000 with a cap rate of 5.15%and an NOI of $123,600. The building was constructed in July 2017 and had just under20 years remaining on the lease at the time of sale.

7O'Reilly Auto Parts3923 Tampa RdOldsmar, FL

2017 7,200 9/18/2017 $2,197,000 $305 $115,562 20 5.26%This property sold on September 18, 2017 at a price of $2,197,000 with a cap rate of5.26% and an NOI of $115,562. The building was constructed in September 2017 andhad just under 20 years remaining on the lease at the time of sale.

$275 $108,529 18.6 5.22%Comparable Average

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TENANT AND COMPANY OVERVIEW

LEASE GUARANTY OVERVIEWThe lease is guaranteed by O’Reilly Auto Parts which is traded on the NASDAQ.

COMPANY OVERVIEWO’Reilly Auto Parts is an American auto parts retailer founded in 1957,headquartered in Springfield, Missouri, that provides automotive aftermarketparts, tools, supplies, equipment and accessories in the United States servingboth the professional service providers and the do-it-yourself customers.For fiscal year 2016 the company reported total revenue of $8.6 billion andtotal assets of $7.2 billion, with a total of 5,000 locations as of 2017, and74,000+ employees.

TENANT INFORMATIONTENANT NAME O’Reilly Auto Parts

STANDARD & POORS CREDIT RATING BBB+

TENANT OWNERSHIP Public

FOUNDED 1957

HEADQUARTERS Springfield, Missouri

NUMBER OF LOCATIONS 5000+

NASDAQ ORLY


TENANT O’Reilly Auto Parts

GUARANTOR O’Reilly Auto Parts

LEASE TYPE Triple Net (NNN)

COMMENCEMENT DATE February 6, 2017

EXPIRATION DATE January 31, 2037

LEASE TERM 19+ years remaining

YEAR ONE RENT $86,508 or $13.16 per SF

RENT ESCALATIONS 6% increase years 11-20

RENEWAL OPTIONS

The tenant has four (4) 5-year renewal options:Option 1 - $97,200Option 2 - $103,032Option 3 - $109,212Option 4 - $115,764

OPTION TO PURCHASE None

RIGHT OFFIRST REFUSAL 10 Days within notification of a bona fide offer

TERMINATION OPTION None

COMMON AREA MAINTENANCE

Tenant shall pay for all common area maintenance.

MAINTENANCE AND REPAIRS

Tenant will keep the leased premises and exterior facilities in good order and repair, including the heating, ventilating, and air condition system. Landlord is responsible for the repair and replacement of masonry walls, foundation, floor slab, structural members, roof, parking lot and sidewalks.

INSURANCETenant is responsible for all insurance payments.

UTILITIES Tenant is responsible for all utilities.

REAL ESTATE TAXES Tenant is responsible for all real estate taxes.

PERCENTAGE RENT None

STORE SALES Not reported

ASSIGNMENT AND SUBLETTING

The tenant may assign the lease without the permission of the landlord but will remain responsible for all terms of the lease. The tenant may sublease the property with the permission of the landlord but will remain responsible for all terms of the lease.

LEASE ABSTRACT


FINANCIALS - YEAR ONE CASH FLOW ESTIMATES

Price $1,602,000Rentable Square Feet 6,572Price per Square Foot $244CAP Rate 5.40%

IncomeYear One NOI

3/2018 - 2/2018Per SF

O'Reilly Auto Parts 6,572 SF $86,508 $13.16

Total Base Rent $86,508 $13.16

Scheduled Base Rental Revenue $86,508 $13.16

Expense Reimbursement RevenueReal Estate Taxes $0 $0.00Insurance $0 $0.00Common Area Maintenance $0 $0.00

Total Expense Reimbursement Revenue $0 $0.00

Gross Potential Income $86,508 $13.16

Vacancy/Collection Allowance 0.0% $0 $0.00

Effective Gross Income $86,508 $13.16

Operating Expense Estimates Real Estate Taxes $0 $0.00Insurance $0 $0.00Common Area Maintenance $0 $0.00

Total Common Area Expenses $0 $0.00

Management/Administrational Fee $0 $0.00Replacement Reserve $0.00 $0 $0.00Total Expenses $0 $0.00

Net Operating Income $86,508 $13.16

O'Reilly Auto Parts

Year One Cash Flow Estimates

All Cash Transaction

Asking Price:

Cap Rate:

Price PSF:

$1,602,000

5.40%

$244

Net Operating Income $86,508 $13.16

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MARKET OVERVIEW

MARKET OVERVIEW

O’Reilly Auto Parts is located on a 0.79-acre parcel on the south side of ThomastonRoad, east of the intersection of Heath Road in a well-developed commercialthoroughfare just west of the I-475 and Thomaston Road interchange in Macon,Georgia. Macon is located approximately 84 miles southeast of Atlanta, in Southeastern Georgia. I-475 serves as a main route between Atlanta and Macon and is a heavily trafficked corridor. The property has high visibility and is easily accessible via ThomastonRoad. The traffic counts along Thomaston Road in the vicinity of the subject are roughly20,000 VPD. The area can be characterized as primarily oriented to commercial usesalong Thomaston Road. Immediately adjacent retail development includes a local bank,a Tires Plus, Dollar General and Shoppers Value Foods. Access to the I-475 freeway islocated less than one mile east of the subject at the Thomaston Road interchange. Theareas on the surrounding secondary side streets can be characterized as primarilyresidential in nature.

The subject enjoys a central location with affluent demographics andbenefits from a strong customer base in the immediate area. It is in close proximityto downtown Macon and several schools, including Middle Georgia State University (8,000 students), Mercer University (over 8,600 students and 1,690employees), and Central Georgia Technical College (7,796 students). The averagehousehold income within a five-mile radius of the subject in 2017 was $63,740 andthe average home value was $191,170.


MARKET OVERVIEW

MACONMacon is the county seat of Bibb County and lies near the geographic center ofGeorgia, approximately 85 miles south of Atlanta, hence the city’s nickname “theHeart of Georgia.” With a population of 15,555, Macon is the largest city in BibbCounty and serves as the principal city of the Macon Metropolitan StatisticalArea (MSA), which had an estimate population of 231,259 in 2014. Macon is alsothelargest city in the Macon-Warner Robins Combined Statistical Area (CSA), alarger trading area with an estimated 417,473 residents in 2014; the CSA abutsthe Atlanta metropolitan area just to the north.

Macon’s central location has made the city an attractive site for business. Maconis served by three interstate highways: Interstate 16, Interstate 75, and Interstate475; boasts a population of over 390,000 within a 30-mile radius; has access tofour major seaports within four hours’ truck travel time; is only 75 minutes frominternational airfreight facilities; and has two railroads and the largest railswitching center on the East Coast. The city also has several institutions ofhigher education, as well as numerous museums and tourism sites.

The Macon MSA is a metropolitan area consisting of five counties in Central Georgia, anchored by the principal city of Macon. Macon also anchors the seven-county Macon-Warner Robins-Fort Valley CSA, sometimes referred toas Greater Macon. Greater Macon looms large as the financial, retail, medical, educational, and cultural center of Central Georgia. Top employers in the Macon area are impressively diverse among industries, with education,healthcare, aerospace, manufacturing, government, insurance, retail andfinancial services all strongly represented.

• Approximately 30,000 college students live in the Greater Macon area. Several colleges are located in Macon, including Wesleyan College, which has been named among the best colleges in the nation by Forbes and Princeton Review.

• Robbins Air Force Base, the largest single-site industrial complex in Georgia, is just south of Macon, next to the City of Warner Robins. With an annual economic impact of $2.75 billion, Robins Air Force Base is one of the largest employers in Georgia and directly contributes over 25,000 military, civil service and contractor jobs to the local economy.

• Macon has a Certified Georgia Work Ready status, with Bibb County holding the distinction of being the largest county in Georgia by population to achieve Georgia Work Ready certification.

Major Employers in Macon, Georgia # of Employees

Medical Center of Central Georgia 6,200Geico 5,000Bibb County Board of Education 3,700Mercer University 1,690Coliseum Health System 1,400City of Macon 1,142Bibb County 780YKK (USA) 750Walmart 740United States Postal Service 600


REGIONAL MAP

© 2018 CBRE Limited. Data © TeleAtlas, Google, AerialExpress, DigitalGlobe, Landiscor, USGS, i-cubed. The information contained herein (the “Information”) is intended for informational purposes only and should not be relied upon by recipients hereof. Although the Information is believed to be correct, its accuracy, correctness or completeness cannot be guaranteed and has not been verified byeither CBRE Limited or any of its affiliates (CBRE Limited and its affiliates are collectively referred to herein as “CBRE”). CBRE neither guarantees, warrants nor assumes any responsibility or liability of any kind with respect to the accuracy, correctness, completeness, or suitability of, or decisions based upon or in connection with, the Information. The recipient of the Information should take such stepsas the recipient may deem appropriate with respect to using the Information. The Information may change and any property described herein may be withdrawn from the market at any time without notice or obligation of any kind on the part of CBRE. The Information is protected by copyright and shall be fully enforced. Layout ID: L09 MapId: 5169633

5570 Thomaston Road


DEMOGRAPHICSDEMOGRAPHIC BRIEF

5570 THOMASTON RD

1 MILE 3 MILES 5 MILES

2017 Population - Current Year Estimate 1,125 22,596 77,952

2022 Population - Five Year Projection 1,164 22,481 77,161

2010 Population - Census 948 22,576 78,024

2000 Population - Census 729 21,164 76,562

2010-2017 Annual Population Growth Rate 2.39% 0.01% -0.01%

2017-2022 Annual Population Growth Rate 0.68% -0.10% -0.20%

2017 Households - Current Year Estimate 507 8,529 29,684

2022 Households - Five Year Projection 523 8,457 29,279

2010 Households - Census 425 8,580 29,989

2000 Households - Census 315 8,296 29,785

2010-2017 Annual Household Growth Rate 2.46% -0.08% -0.14%

2017-2022 Annual Household Growth Rate 0.62% -0.17% -0.27%

2017 Average Household Size 2.22 2.59 2.57

2017 Average Household Income $63,256 $55,614 $63,740

2022 Average Household Income $71,547 $62,096 $71,105

2017 Median Household Income $50,235 $40,202 $43,033

2022 Median Household Income $54,316 $42,857 $46,884

2017 Per Capita Income $26,071 $21,856 $25,145

2022 Per Capita Income $29,405 $24,248 $27,883

2017 Housing Units 5 1 8 9 ,709 34 ,503

2017 Vacant Housing Units 11 2.1% 1,180 12.2% 4,819 14.0%

2017 Occupied Housing Units 507 97.9% 8,529 87.8% 29,683 86.0%

2017 Owner Occupied Housing Units 236 45.6% 4,498 46.3% 16,288 47.2%

2017 Renter Occupied Housing Units 271 52.3% 4,031 41.5% 13,395 38.8%

2017 Population 25 and Over 7 5 4 14 ,656 51 ,228

HS and Associates Degrees 433 57.4% 9,105 62.1% 29,916 58.4%

Bachelor's Degree or Higher 258 34.2% 3,503 23.9% 14,000 27.3%

2017 Businesses 119 893 2,584

2017 Employees 1,301 10,799 27,507

©2018 CBRE. This information has been obtained from sources believed reliable. We have not verified it and make no guarantee, warranty or representation about it. Any projections, opinions, assumptions or estimates used are forexample only and do not represent the current or future performance of the property. You and your advisors should conduct a careful, independent investigation of the property to determine to your satisfaction the suitability of the propertyfor your needs. Source: Esri Page 1 ProjectID:296240

POPULAT ION

HOUSEHOLDS

HOUSEHOLD INCOME

HOUS ING UN ITS

EDUCAT ION

PLACE OF WORK

DEMOGRAPHIC COMPREHENSIVE

5570 THOMASTON RD

NAME LATITUDE LONGITUDE

5570 THOMASTON RD 32.8339591255176 -83.743103624449

©2018 CBRE. This information has been obtained from sources believed reliable. We have not verified it and make no guarantee, warranty or representation about it. Any projections, opinions, assumptions or estimates used are forexample only and do not represent the current or future performance of the property. You and your advisors should conduct a careful, independent investigation of the property to determine to your satisfaction the suitability of the propertyfor your needs. Source: Esri ProjectID:292952

CBRE © 2018 All Rights Reserved. All information included in this letter/proposal pertaining to CBRE—including but not limited to its operations, employees, technology and clients—are proprietary and confidential, and are supplied with the understanding that they will be held in confidence and not disclosed to third parties without the prior written consent of CBRE. This letter/proposal is intended solely as a preliminary expression of general intentions and is to be used for discussion purposes only. The parties intend that neither shall have any contractual obligations to the other with respect to the matters referred herein unless and until a definitive agreement has been fully executed and delivered by the parties. The parties agree that this letter/proposal is not intended to create any agreement or obligation by either party to negotiate a definitive lease/purchase and sale agreement and imposes no duty whatsoever on either party to continue negotiations, including without limitation any obligation to negotiate in good faith or in any way other than at arm’s length. Prior to delivery of a definitive executed agreement, and without any liability to the other party, either party may (1) propose different terms from those summarized herein, (2) enter into negotiations with other parties and/or (3) unilaterally terminate all negotiations with the other party hereto.

This information has been obtained from sources believed reliable. We have not verified it and make no guarantee, warranty or representation about it. Any projections, opinions, assumptions or estimates used are for example only and do not represent the current or future performance of the property. You and your advisors should conduct a careful, independent investigation of the property to determine to your satisfaction the suitability of the property for your needs.

FOR MORE INFORMATION PLEASE CONTACT:

BILL O’CONNORSenior Vice President

+1 248 351 [email protected]

DAVID HESANOVice President


ADDISON WILLIAMSAssociate


DISCLAIMER

This Memorandum contains select information pertaining to the Property and the Owner, and does not purport to be all-inclusive or contain all or part of the information which prospective investors may require to evaluate a purchase of the Property. The information contained in this Memorandum has been obtained from sources believed to be reliable, but has not been verified for accuracy, completeness, or fitness for any particular purpose. All information is presented “as is” without representation or warranty of any kind. Such information includes estimates based on forward-looking assumptions relating to the general economy, market conditions, competition and other factors which are subject to uncertainty and may not represent the current or future performance of the Property. All references to acreages, square footages, and other measurements are approximations. This Memorandum describes certain documents, including leases and other materials, in summary form. These summaries may not be complete nor accurate descriptions of the full agreements referenced. Additional information and an opportunity to inspect the Property may be made available to qualified prospective purchasers. You are advised to independently verify the accuracy and completeness of all summaries and information contained herein, to consult with independent legal and financial advisors, and carefully investigate the economics of this transaction and Property’s suitability for your needs. ANY RELIANCE ON THE CONTENT OF THIS MEMORANDUM IS SOLELY AT YOUR OWN RISK.

The Owner expressly reserves the right, at its sole discretion, to reject any or all expressions of interest or offers to purchase the Property, and/or to terminate discussions at any time with or without notice to you. All offers, counteroffers, and negotiations shall be non-binding and neither CBRE, Inc. nor the Owner shall have any legal commitment or obligation except as set forth in a fully executed, definitive purchase and sale agreement delivered by the Owner.

Local Office: CBRE, Inc. 3280 Peachtree Rd. NE, Suite 1400

Atlanta, GA 30305T: 404 504 7900

CBRE, Inc. 2000 Town Center, Suite 2200

Southfield, MI 48075T +1 248 353 5400

offering memorandum - loopnet...for fiscal year 2016 the company reported total revenue of $8.6...

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