NBT BANK | POMCO · NBT BANK | POMCO 1310 North St. Endicott, NY 13760 EXECUTIVE SUMMARY - FINANCIAL OVERVIEW NBT BANK | POMCO - ENDICOTT, NY This information has been secured from

ACTUAL LOCATION

NBT BANK | POMCO 1310 North Street

Endicott, NY

MARCU

S & MILLICH

AP | OFFERIN

G M

EMO

RAND

UM

The information contained in the following Marketing Brochure is proprietary and strictly confidential. It is intended to be reviewed only by the party receiving it from Marcus & Millichap and should not be made available to any other person or entity without the written consent of Marcus & Millichap. This Marketing Brochure has been prepared to provide summary, unverified 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. Marcus & Millichap 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, PCB’s or asbestos, the compliance with 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 Marketing Brochure has been obtained from sources we believe to be reliable; however, Marcus & Millichap has not verified, and will not verify, any of the information contained herein, nor has Marcus & Millichap 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.

Marcus & Millichap Real Estate Investment Services, Inc. (“M&M”) is not affiliated with, sponsored by, or endorsed by any commercial tenant or lessee identified in this marketing package. The presence of any corporation’s logo or name is not intended to indicate or imply affiliation with, or sponsorship or endorsement by, said corporation of M&M, its affiliates or subsidiaries, or any agent, product, service, or commercial listing of M&M, and is solely included for the purpose of providing tenant lessee information about this listing to prospective customers.

NON-ENDORSEMENT NOTICE

CONFIDENTIALITY AND DISCLAIMER

ALL PROPERTY SHOWINGS ARE BY APPOINTMENT ONLY. PLEASE CONSULT YOURMARCUS & MILLICHAP AGENT FOR MORE DETAILS.

TABLE OF CONTENTS

Broker Contacts:EXECUTIVE SUMMARYFinancial Overview . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2

Investment Overview . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3

Tenant Overview . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4-5

PROPERTY OVERVIEWRegional Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7

Local Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8

Aerial Photograph . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9

MARKET OVERVIEWDemographic Summary . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10-11

BOR:J.D. PARKERMANHATTANLicense: 31PA1159742

Sonic Drive-In - Humble, TX NBT BANK | POMCO - ENDICOTT, NY

Cassandra MosserAssociate DirectorNet Leased Properties GroupPHOENIX OFFICETel: (602)687-6654Cell: (925) [email protected]

E X E C U T I V E S U M M A R Y

NBT Bank | POMCO


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NBT BANK LEASE SUMMARYBase Rent $47,243.19

Occupied SF 4,280 SF on first floor

Guarantee Type Corporate

Lease Type Triple Net (NNN)

Lease Commencement Date 7/28/2004

Lease Expiration Date 7/31/2019

Original Lease Term 10 Years

Lease Term Remaining 2 Years

Rent Increases 2.50% Annually

Renewal Options One Five-Year Option

Rent per SF $11.04

OFFERING SUMMARY Price $964,500

Net Operating Income $86,799

CAP Rate 9.00%

PROPERTY SUMMARYYear Built 1971

Rentable Square Feet 12,917 SF

Lot Size .5 Acres

Type of Ownership Fee Simple

Sonic Drive-In - Humble, TX

NBT BANK | POMCO1310 North St.Endicott, NY 13760

NBT BANK | POMCO - ENDICOTT, NY EXECUTIVE SUMMARY - FINANCIAL OVERVIEW

This information has been secured from sources we believe to be reliable, but we make no representations or warranties, expressed or implied, as to the accuracy of the information. References to square footage or age are approximate. Buyer must verify the information and bears all risk for any inaccuracies. Any projections, opinions, assumptions or estimates used herein are for example purposes only and do not represent the current or future performance of the property. Marcus & Millichap Real Estate Investment Services is a service mark of Marcus & Millichap Real Estate Investment Services, Inc. © 2014 Marcus & Millichap ACT ID X0050311

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INCOME & EXPENSE SUMMARYIncome & Expenses Annual Base Rent

Occupied Space $126,989.86

Expenses

Taxes ($18,967)

Insurance ($4,224)

CAM (Utilities, Repairs, Maintenance) ($37,521)

Total Expenses ($60,712)

Reserves (30 cents/sf ) ($3,875)

Expense Reinbursements $24,396

Net Operating Income $86,799

POMCO LEASE SUMMARYBase Rent $79,746.67

Occupied SF 4,500 SF on second floor2,000 SF in the basement

Guarantee Type Corporate

Lease Type Gross

Lease Commencement Date 4/1/2007

Lease Expiration Date 9/30/2017

Original Lease Term 10 Years

Lease Term Remaining 30 Days

Rent per SF $12.27


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I N V E S T M E N T H I G H L I G H T S• Upside in leasing up the remainder of the basement and also

releasing out the POMCO space at the end of September

• Well maintained building with a two lane bank drive thru

• Two Corporate tenants

• Next door to numerous retail shops, CVS, and Price Chopper

• Located 9 miles (17 minutes) from Binghamton

• Within a one mile radius of a elementary school as well as a high

school

• Corner location on North Street providing easy accessibility

I N V E S T M E N T O V E R V I E WMarcus & Millichap has been retained as an exclusive marketing advisor for a two tenant net leased office building located at 1310

North Street in Endicott. Built in 1971, the subject property is a 12,917 square foot two tenant building that sits on a half acre of

land. The property benefits from being located within a retail/residential area with easy access to and from the freeway. Additionally,

there is one elementary and one high school within a one mile radius, further contributing to the steady traffic counts in the area

throughout the day. The property is located just 9 miles outside of Birmingham. The new Landlord can either occupy the 4,500 SF space

upstairs or release at the end of September when POMCO leaves.

NBT BANK | POMCO - ENDICOTT, NYEXECUTIVE SUMMARY - INVESTMENT OVERVIEW

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TENANT OVERVIEW

NBT BANK | POMCO - ENDICOTT, NY EXECUTIVE SUMMARY - TENANT OVERVIEW


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A L L I A N C E B A N K M E R G E S W I T H N B T B A N K

Syracuse, NY -- Goodbye Alliance Bank. Hello NBT.

Shareholders of Syracuse-based Alliance Bank’s parent, Alliance Financial Corp., today approved the bank’s merger with Norwich-based NBT Bank. Shareholders of NBT’s parent, NBT Bancrop Inc., did the same thing on Tuesday.

The votes mean that the Alliance Bank name will disappear from its 26 Central New York branch offices on Monday morning. In their place will be NBT Bank signs. (The NBT signs have already gone up, but they have been temporarily covered by Alliance Bank banners.)Alliance Bank’s name also will likely disappear soon from Onondaga County’s baseball stadium. NBT Bank and Onondaga County officials are expected to make an announcement Wednesday on a change in the name of Alliance Bank Stadium, home to the Syracuse Chiefs, the Triple-A affiliate of the Washington Nationals.

The 11,117-seat stadium opened in 1997 as P&C Stadium. Alliance Bank acquired the naming rights in 2007 following the bankruptcy of the P&C Foods supermarket chain.Combined, the two banks will have 161 branch offices in five states -- New York, Pennsylvania, Vermont, Massachusetts and New Hampshire. NBT operates as Pennstar Bank in Pennsylvania.

NBT will have approximately 2,000 employees. NBT has 1,700 employees. Alliance had 330 employees when plans for the merger were announced in October.

Martin Dietrich, NBT’s president and chief executive, said between 60 and 70 employees in support positions at Alliance Bank will be laid off between now and June as a result of the merger. Another 20 positions will be eliminated next year as a result of the merger, he said. The workers affected by the job cuts have been notified and will receive severance packages, he said.

No bank branches will close as a result of the merger because there is almost no overlap between the banks’ service territories, Dietrich said. In fact, Alliance Bank customers should notice very little change other than the new signs, he said. They can continue to use their Alliance Bank checks until they run out and their Alliance Bank debit cards until they expire, he said.

NBT’s headquarters will remain in Norwich. Alliance Bank’s headquarters in AXA Tower 2 in downtown Syracuse will become an NBT regional office.Alliance Bank President and CEO Jack Webb will join NBT’s board of directors and become executive vice president for strategic support. Alliance Senior Vice President and Commercial Banking Group Manager Richard Shirtz will lead NBT’s efforts in the Syracuse area, serving as regional president.

Alliance Bank shareholders will receive 2.17 shares of NBT stock for every share of Alliance Bank stock. The banks put the value of the transaction at approximately $233 million when the deal was announced, but the final value will be determined by the price of their stocks at the end of the day Friday.

Alliance Bank was formed from the merger of First National Bank of Cortland and Oneida Valley National Bank in 1999. It traces its roots back to Oneida Valley Bank’s formation in 1861. NBT began as the Bank of Norwich in 1856.Webb said Alliance Bank is the third largest bank, in terms of customer deposits, in the Syracuse metropolitan area (behind only M&T Bank and KeyBank). But he said the merger with NBT was necessary to gain the economies of scale necessary to compete in an industry where bigger is usually better.

“We had to get bigger to compete against the larger regional banks,” said Webb, who joined Alliance after a 26-year career with Chase Manhattan Bank.

NBT had assets of $6 billion and Alliance had assets of $1.4 billion at the end of 2012.

Source: Syracuse.com

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NBT BANK | POMCO - ENDICOTT, NY EXECUTIVE SUMMARY - TENANT OVERVIEW


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P O M C O

Welcome to POMCO, one of the nation’s largest benefits administrators.

Our mission is to deliver cost-effective, fully-integrated, client-focused employee benefits administration services that exceed industry standards; which helps us remain intensely focused on the specific needs of the organizations we serve. We pride ourselves on providing our clients with an excellent experience each time they interact with us.

Established in 1978, M.W. Pomfrey & Associates was a small benefits consulting firm that delivered on the promises it made to its clients – provide a cost-effective option to health insurance. Their staff of six began developing software for an enrollment and auditing computer system, enabling companies to own their claims data and therefore, make educated health benefit decisions – the paramount benefit of self-funded health benefit plans.

Today, POMCO leverages a strategic account management philosophy, advanced analytics, and innovative services to deliver a full spectrum of customizable business solutions. We manage over $2 billion in premium equivalents and serve over 600,000 nationally. Our CEO and President, Robert W. Pomfrey, maintains his focus on being a service-provider who keeps the promises he makes to clients by continuing to provide organizations with innovative solutions to their benefits, risk management, and business process outsourcing needs.

Headquartered in Syracuse, New York, we have three areas of focus:•Benefits Administration – provides self -funded organizations with a comprehensive suite of benefits management services including medical, dental, and vision plans, medical management services and, population health management services.•Risk Management – Provides self funded organizations with workers’ compensation and disability risk management services including claims administration, medical management, medical bill audit and more.•Business Process Outsourcing – Provides organizations with the same core benefits administration and risk management services but does so under the name of the organization, rather than POMCO.

POMCO is credited with being a pioneer in benefits administration and a dedicated supporter of the communities it serves. Source: pomco.com

P R O P E R T Y O V E R V I E W

NBT Bank | POMCO

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SSonic Drive-In - Humble, TX


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Sonic Drive-In - Humble, TX NBT BANK | POMCO - ENDICOTT, NYPROPERTY OVERVIEW - REGIONAL MAP

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Sonic Drive-In - Humble, TX NBT BANK | POMCO - ENDICOTT, NYPROPERTY OVERVIEW - LOCAL MAP

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Sonic Drive-In - Humble, TXPROPERTY OVERVIEW - AERIAL MAP

UNION-ENDICOTT HIGH SCHOOL

NBT BANK | POMCO - ENDICOTT, NY

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Sonic Drive-In - Humble, TXMARKET OVERVIEW - DEMOGRAPHIC SUMMARY

INCOME 1-MILE 3-MILES 5-MILES

$0 - $ 14,999 16.06% 11.6% 12.0%

$15,000 - $24,999 15.6% 10.9% 11.3%

$25,000 - $34,999 14.9% 11.7% 11.1%

$35,000 - $49,999 14.9% 14.5% 14.6%

$50,000 - $74,999 18.2% 19.6% 19.5%

$75,000 - $99,999 10.9% 13.7% 13.1%

$100,000 - $124,999 5.4% 7.7% 7.5%

$125,000 - $149,999 2.1% 4.4% 4.5%

$150,000 - $200,000 1.3% 3.3% 3.6%

$200,000 to $249,999 0.4% 1.1% 1.2%

$250,000 + 0.5% 1.7% 1.7%

2014 Median HH Income $38,405 $51,591 $51,181

2014 Per Capita Income $22,794 $30,231 $28,635

2014 Average HH Income $50,692 $68,784 $68,918

POPULATION 1-MILE 3-MILES 5-MILES

2000 Population 13,072 48,359 81,682

2010 Population 13,447 48,219 82,748

2014 Population 13,176 47,197 81,232

2019 Population 13,159 47,138 81,137

HOUSEHOLDS 1-MILE 3-MILES 5-MILES

2000 Households 5,916 20,694 32,443

2010 Households 5,985 21,087 33,050

2014 Households 5,839 20,592 32,285

2019 Households 5,862 20,719 32,462

2014 Average HH Size 2.18 2.26 2.28

2014 Daytime Population 11,971 23,266 38,028

2014 Median Housing Income $38,405 $51,591 $51,181

2000 Owner Occupied Housing Units 41.63% 61.80% 61.72%

2000 Renter Occupied Housing Units 48.86% 31.73% 31.75%

2000 Vacant 9.50% 6.47% 6.53%



2014 Vacant 11.65% 8.13% 8.54%



2019 Vacant 11.65% 8.36% 8.83%


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Sonic Drive-In - Humble, TXMARKET OVERVIEW - DEMOGRAPHIC SUMMARY

G E O G R A P H Y : 5 M I L E S

PopulationIn 2014, the population in Endicott is 81,232. The population has changed by 0.55% since 2000. It is estimated that the population in Endicott will be 81,137 five years from now, which represents a change of 0.11% from the current year. The current population is 48.44% male and 51.55% female. The median age of the population in Endicott is 39.4, compare this to the Entire US average which is 37.3. The population density in Endicott is 1,032.23 people per square mile.

HouseholdsThere are currently 32,284 households in Endicott. The number of households has changed by 0.48% since 2000. It is estimated that the number of households in Endicott will be 32,462 five years from now, which represents a change of 0.54% from the current year. The average household size in Endicott is 2.28 persons.

Income In 2014, the median household income for Endicott is $51,180, compare this to the Entire US average which is currently $51,972. The median household income for Endicott has changed by 33.92% since 2000. It is estimated that the median household income in Endicott will be $59,068 five years from now, which represents a change of 15.41% from the current year.

The current year per capita income in Endicott is $28,634, compare this to the Entire US average, which is $28,599. The current year average household income in Endicott is $68,918, compare this to the Entire US average which is $74,533.

Race and Ethnicity The current year racial makeup of Endicott is as follows: 86.94% White, 4.18% Black, 0.08% Native American and 5.30% Asian/Pacific Islander. Compare these to Entire US averages which are: 71.60% White, 12.70% Black, 0.18% Native American and 5.02% Asian/Pacific Islander.

People of Hispanic origin are counted independently of race. People of Hispanic origin make up 3.50% of the current year population in Endicott. Compare this to the Entire US average of 17.13%.

Housing In 2000, there were 21,422 owner occupied housing units in Endicott and there were 11,020 renter occupied housing units in Endicott. The median rent at the time was $416.

Employment In 2014, there are 38,027 employees in Endicott, this is also known as the daytime population. The 2000 Census revealed that 67.15% of employees are employed in white-collar occupations in this geography, and 32.84% are employed in blue-collar occupations. In 2014, unemployment in this area is 7.42%. In 2000, the average time traveled to work was 18.2 minutes.


Exclusively Listed By:

exclusive offering

ACTUAL LOCATION

Cassandra MosserAssociate Director Net Leased Properties GroupPHOENIX OFFICETel: (602) 687-6654Cell: (925) [email protected]

BOR:J.D. PARKERMANHATTANLicense: 31PA1159742

Documents

NBT BANK | POMCO · NBT BANK | POMCO 1310 North St. Endicott, NY 13760 EXECUTIVE SUMMARY - FINANCIAL OVERVIEW NBT BANK | POMCO - ENDICOTT, NY This information has been secured from