AT HOWELLGREENLEAF A REGIONAL COMMUNITY CENTER LOCATED IN ONE OF
NEW JERSEY’S HIGH GROWTH TRADE AREAS
5313 U.S. 9, Howell Township, NJ 07731
WGREENLEAFA • T H • O • • E • L • L
OFFERING MEMORANDUM
SUMMARY OF TERMS
INTEREST OFFERED
The fee simple interest in Greenleaf at Howell, a regional community center offering a value-add opportunity located at 5313 U.S. 9, Howell Township, New Jersey.
TERMS OF SALE
The Property is offered for sale at $78,500,000 based on a 5.24% capitalization rate on In-Place Net Operating Income of $4,112,795. The Property is offered subject to the assumption of $46,500,000 of existing non-recourse debt.
PROPERTY TOURS
Prospective purchasers are encouraged to visit the subject property prior to submitting offers. Please do not contact the tenants, management or staff without prior approval.
TABLE OFCONTENTS
Executive Summary
Property Overview
Financial Analysis
Market Overview
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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. © 2019 Marcus & Millichap Activity ID ZAA0280964
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EXECUTIVESUMMARY
PhiladelphiaPhiladelphia
New YorkNew York
TrentonTrenton
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HowellHowell
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WhitestoneMorristown
Allentown
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WestConshohocken
Caldwell
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LONGISLAND
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Raritan Bay
AtlanticOcean
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WGREENLEAFA • T H • O • • E • L • L
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OFFERING SUMMARYPrice $78,500,000
In-place Cap Rate 5.24%
Current Occupancy 100%
Gross Leasable Area (GLA) Entitled 346,169
Gross Leasable Area (GLA) Completed 228,664
Price/SF $343
Year Built 2015 - 2019
Parcel Size 50.63 acres
Parking Spaces - 1,797 7.86 | 1000
PROJECTED CASH FLOWIn-place Net Operating Income $4,112,795
Expansion Pro Forma NOI - Pro Forma Year 5
(68.6% increase)$6,934,708
Expansion Pro Forma NOI - Pro Forma Year 7
(76.8% increase)$7,272,946
Expansion Pro Forma NOI - Pro Forma Year 10
(84.2% increase)$7,576,954
Estimated Cost to Complete $14,888,435
Estimated Return on Cost 17.98%
Estimated Leveraged IRR 13.64%
TENANTS GLA TERM RENT
BJ’s Wholesale 90,588 SF Feb ‘15 - Jan’35 $1,138,644
Xscape Theatres 82,382 SF May ‘16 - Apr ‘31 $1,585,892
LA Fitness 37,000 SF Sep ‘17 - Aug ‘29 $610,500
Starbucks 2,200 SF Jun ‘19 - May ‘29 $120,000
Mattress Firm 4,061 SF Nov ‘16 - Oct ‘26 $133,650
TRAFFIC GENERATORS
Georgian Court University
Lakewood High School
Monmoth Medical Southern Campus
OHI Lakewood Health Center
Jackson Liberty High School
AT HOWELLGREENLEAF
DEMOGRAPHICS 3 MILE 5 MILES 10 MILES2018 Population 90,623 169,005 477,860
2018 Households 22,055 46,479 173,155
2023 Households (Projected) 22,934 50,238 182,486
2018 Median HH Income $73,275 $75,490 $76,777
2018 Average HH Income $96,138 $98,712 $105,843
LOT 54.06SF: 82,382
LOT 54.03SF: 90,588
5313 U.S. 9, Howell Township, NJ 07731
LOT 54.10SF: 37,000
LOT 54.07SF: 2,200
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LOT 54.08SF: 16,494
RetailShops
LOT 54.06SF: 25,743
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Marcus & Millichap has been chosen to exclusively offer for sale the fee simple interest in Greenleaf at Howell, a newly constructed open-air community center located in Howell Township, New Jersey. The 50.63-acre site is at the northeast corner of U.S. Route 9 and Lanes Mill Road, providing favorable visibility along the Route 9 Corridor.
Developed in phases, this exceptional core-plus asset features an ex-isting 228,664 square feet anchored by BJ’s Wholesale, LA Fitness and Xscape Theatres. The property consists of five separate parcels with parking at-grade and is currently 100% occupied. A complementary mix of restaurant and shop tenants on long-term net leases include Starbucks, T-Mobile, ClimbZone, Hair Cuttery, Mattress Firm, Jer-sey Shore Supplements and Children’s Dental. National, regional and credit tenants account for 85% of the center’s net operating income.
Greenleaf at Howell presents the value-add opportunity to build an ad-ditional 117,505 square feet of commercial space to achieve projected mid-teen internal rates of return. Entitlements are in place, creating enhanced value of the to-be-developed land within the center. Please refer to the Expansion Analysis outlined in the Financial Overview.
EXCELLENT LOCATION, VISIBILITY AND DEMO-GRAPHICS ALONG THE ROUTE 9 CORRIDORGreenleaf at Howell is located on the high-traffic northeast corner of U.S. Route 9 and Lanes Mill Road, with traffic counts of 30,526 vehi-cles per day and a five-mile daytime population of 134,859. The Route 9 Corridor is a popular throughway used by residents and employees commuting to and from job centers in Freehold and Trenton. The Jer-sey Shore is located 20 minutes from the property, also providing sig-nificant through-traffic.
Greenleaf at Howell’s strategic location and surrounding townships provide favorable demographics that continue to trend upward. The property’s five-mile population increased from 140,118 to 147,785 be-tween 2010 and 2018. In that same period, the property’s five-mile av-erage household income increased from $103,027 to $117,125.Monmouth County continues to experience impressive residential de-velopment indicating confidence in the growing submarket. Per Mar-cus & Millichap research, Monmouth County currently has 3,830,000 square feet and 2,331 multifamily and single-family units planned or underway. Cornerstone projects include Woodmere at Howell, the Heights at Monmouth, Ocean Gates Apartment and Asbury Ocean Club Residence.
NEAR DESIRABLE EMPLOYERS AND PRESTIGIOUS SCHOOLSGreenleaf at Howell’s location benefits from the region’s largest em-ployers, providing the center visibility from a variety of high-income employees. Monmouth Medical Southern Campus and OHI Lakewood Health Center are within four miles of the property along the Route 9 Corridor. Church & Dwight, the famed holding company of Arm & Hammer and Oxiclean, has a manufacturing plant within seven miles of the property and is headquartered in nearby Ewing Township. Sa-ker ShopRites, Inc., Monmouth County’s second largest employer with more than 5,000 employees, is within nine miles of the property in nearby Freehold, and Meridian Heath Systems, the second largest em-ployer in adjacent Ocean County, is within 15 miles of the property. Greenleaf at Howell is within 10 miles of about 20 different schools, in-cluding Howell High School, Newbury Elementary School and Howell Township Middle School South.
GREENLEAF AT HOWELL
INVESTMENT OVERVIEW
NEWLY CONSTRUCTED, HIGH BARRIER TO ENTRY COMMUNITY CENTER ON 50.63 ACRES IN HOWELL TOWNSHIP, NEW JERSEY
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LONG-TERM LEASES
with national and credit tenants including BJ’s Wholesale, LA Fitness,
Xscape Theatres, Starbucks and T-Mobile
SIGNIFICANT NEW RESIDENTIAL
DEVELOPMENT3,830,000 square feet and 2,331
multifamily and single-family units planned or underway
VALUE-ADD OPPORTUNITY:
117,000 square feet of entitled commercial space
On the high-traffic northeast corner of U.S. Route 9 and Lanes
Mill Road
Twenty schools, including Howell High School, Newbury Elementary School and Howell Township Middle School South, are within a 10-mile radius of the center
Currently 100% occupied and anchored by BJ’s Wholesale, LA
Fitness and Xscape Theatres
85% OFRENTAL INCOME
is from national, regional and credit tenants
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INVESTMENTHIGHLIGHTS
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WGREENLEAFA • T H • O • • E • L • L
PROPERTYOVERVIEW
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. © 2019 Marcus & Millichap Activity ID ZAA0280964
PROPERTY DETAILSTHE OFFERING
Property Greenleaf at Howell
Property Address 5313 - 5731 U.S. Route 9 and 90 - 108 Lanes Mill Road, Howell, Monmouth County, New Jersey 07731
SITE DESCRIPTION
Gross Leasable Area 228,664 SF Existing; 117,505 Additional Expansion
Percent Leased 100%
Year Built 2015-2019
Number of Parking Spaces 1,792 7.86|1,000
Construciton Type Steel Frame
Foundation Poured Concrete Slab
Exterior Walls Concrete and Brick veneer
HVAC, PME Tenant Responsibility
PARCELS
Land Area 50.63 acres
Parcels Block: 25, Lots: 54.03, 54.06, 54.07, 54.08 and 54.10
Zoning Designation HD-1, Highway Development 1
Note: Believed to be accurate. Buyer to verify all building sizes, lot sizes and parcel information.
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LOT 54.06SF: 82,382
LOT 54.03SF: 90,588
LOT 54.10SF: 37,000
LOT 54.06SF: 25,743
LOT 54.07SF: 2,200LOT 54.08
SF: 16,494Retail Shops
Dentistryfor Children 9
SITE PLAN
PHASE I | Existing buildings
PHASE II | Expansion potential
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PHASE IExisting buildings
82,382 SF
37,000 SF
90,588 SF25,743 SF
2,200 SF
50.63ACRES OF LAND
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GAS
16,494 SFRetail Shops
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EXPANSION PLAN
Expansion potential
Existing buildings
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50.63ACRES OF LAND
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LOT 54.06
LOT 54.10
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50.63ACRES OF LAND
LOT 54.03
LOT 54.07
LOT 54.08
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OWNERSHIP OWNERSHIPTICKER HEADQUARTERS
EMPLOYEES INDUSTRYLOCATIONS LOCATIONS
Public PrivateNYSE: BJ NEW ALBANY, IND.
~26,400 Entertainment~220 7
BJ’s Wholesale Club Holdings, Inc. operates as a warehouse club on the East Coast of the United States. It offers perishable, edible grocery, general merchandise, and non-ed-ible grocery products. The company was formerly known as Beacon Holding Inc. and changed its name to BJ’s Wholesale Club Holdings in February 2018.
TENANT SUMMARIES
Xscape Theatres is a New Albany, Indi-ana-based privately owned motion picture exhibition company. Xscape has set the standard for first-class entertainment, of-fering widebody reclining seats and digital projection in all auditoriums. It currently operates locations in New Jersey, Maryland, Ohio, Kentucky, Florida and Texas.
RATING S&P: B+
ANNUAL SALES $13.0B
MARKET CAP $3.4B
RENTABLE SF 90,588
RENT SCHEDULE Feb-2015 to Jan-2035
OPTIONS (5) five-year options
TERM 240 Months
CAM METHOD NNN - see details
EQUITY PARTNER PATOKA CAPITAL
WEBSITE PATOKA CAPITAL.COM
MARKET CAP -
RENTABLE SF 56,639
RENT SCHEDULE May-2016 to Apr-2031
OPTIONS (4) five-year options
TERM 180 Months
CAM METHOD Full Service Gross
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OWNERSHIP OWNERSHIP OWNERSHIPHEADQUARTERS HEADQUARTERSTICKER
INDUSTRY EMPLOYEES INDUSTRYLOCATIONS LOCATIONS LOCATIONS
Private Public PrivateIRVINE, CALIF. NASDAQ: SBUX LAUREL, MD.
Recreation Clubs ~291,000 RECREATION CLUBS~700 ~30,000+ 3
LA Fitness, founded in 1984, is a fast-grow-ing health club chain in the U.S. and pres-ently operates nearly 700 locations in 26 states and Canada. Its mission is to help as many people as possible achieve the ben-efits of a healthy lifestyle by creating a na-tionwide network of health clubs with the widest range of amenities.
Starbucks Corporation, together with its subsidiaries, operates as a roaster, market-er, and retailer of specialty coffee worldwide. The company operates in four segments: Americas; China/Asia Pacific; Europe, Mid-dle East, and Africa; and Channel Develop-ment. Starbucks is based in Seattle, Wash-ington.
ClimbZone is a revolutionary concept in family entertainment that provides a unique climbing experience. The ClimbZone con-cept was brought from New Zealand (where it has been incredibly popular since its launch in 2008) to the United States. The first U.S. climbing center was opened in Laurel, Maryland, in 2014.
FOUNDED 1984
CEO LOUIS WELCH
WEBSITE LAFITNESS.COM
RENTABLE SF 37,000
RENT SCHEDULE Sep-2017 to Aug-2029
OPTIONS (4) five-year options
TERM 144 Months
CAM METHOD NNN - see details
RATING S&P: BBB+
ANNUAL SALES $24.7B
MARKET CAP $110.2B
RENTABLE SF 2,200
RENT SCHEDULE Jun-2019 to May-2029
OPTIONS (3) five-year options
TERM 120 Months
CAM METHOD NNN - see details
FOUNDED 2008
BUSINESS TYPE FRANCHISE
WEBSITE CLIMBZONE.US
RENTABLE SF 25,743
RENT SCHEDULE Jun-2019 to May-2029
OPTIONS (2) five-year options
TERM 120 Months
CAM METHOD NNN - see details
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NON-ENDORSEMENTS
DISCLAIMER
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 is a service mark of Marcus & Millichap Real Estate Investment Ser-vices, Inc. © 2019 Marcus & Millichap. All rights reserved.
Marcus & Millichap 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 in-dicate or imply affiliation with, or sponsorship or endorsement by, said corporation of Marcus & Millichap, its affiliates or subsidiaries, or any agent, product, service, or commercial listing of Marcus & Millichap, and is solely included for the purpose of providing tenant lessee information about this listing to prospective customers.
ALL PROPERTY SHOWINGS ARE BY APPOINTMENT ONLY.PLEASE CONSULT YOUR MARCUS & MILLICHAP AGENT FOR MORE DETAILS.
NON-ENDORSMENT & DISCLAIMER NOTICE
Offices Throughout the U.S. and Canada | www.marcusmillichap.com
Confidentiality and Buyer Registration Agreement Marcus & Millichap Real Estate Investment Services (“Broker”) has been retained as the exclusive advisor and broker for the owner of the property known as Greenleaf at Howell, an approximate 288,664 square foot power center, located at 5313 U.S. 9, Howell Township, New Jersey 07731. To receive the Offering Material the Accepting Party must read, sign and return this completed Confidentiality Agreement to Broker or, if applicable, click “I Agree”.
1. No Representations by Seller or Broker. The Offering Material has been prepared by Broker for use by a limited number of parties and does not purport to provide a necessarily accurate summary of the property or any of the documents related thereto, nor does it purport to be all-inclusive or to contain all of the information which Accepting Party may need or desire. All projections have been developed by Broker and designated sources and are based upon assumptions relating to the general economy, competition, and other factors beyond the control of the Seller and, therefore, are subject to variation. No representation is made by Broker or the Seller as to the accuracy or completeness of the information contained herein, and nothing contained herein shall be relied on as a promise or representation as to the future performance of the property. Although the information contained herein is believed to be correct, the Seller and its employees disclaim any responsibility for inaccuracies and expect prospective purchasers to exercise independent due diligence in verifying all such information. Further, Broker, the Seller and its employees disclaim any and all liability for representations and warranties, express and implied, contained in or omitted from the Offering Material or any other written or oral communication transmitted or made available to the Accepting Party. The Offering Material does not constitute a representation that there has been no change in the business or affairs of the property or the Owner since the date of preparation of the Offering Material. Analysis and verification of the information contained in the Offering Material are solely the responsibility of the Accepting Party. Additional information and an opportunity to inspect the property will be made available upon written request to interested and qualified prospective Buyers.
2. Indemnification. By accepting the Offering Material, you agree to indemnify, defend, protect and hold Seller and Broker and any affiliate of Seller or Broker harmless from and against any and all claims, damages, demands, liabilities, losses, costs or expenses (including reasonable attorney’s fees, collectively “Claims”) arising, directly or indirectly from any actions or omissions of Buyer, its employees, officers, directors or agents.
3. Accepting Party Acting as a Principal. By accepting the Offering Material, you acknowledge that you are a principal and not an agent of, or acting on behalf of, any other party in connection with the acquisition. Accepting Party shall indemnify and hold Seller and Broker harmless from and against any claims, causes of action or liabilities, including, without limitation, reasonable attorney’s fees and court costs which may be incurred with respect to any claims for other real estate commissions, broker’s fees or finder’s fees in relation to or in connection with the Property to the extent claimed, through or under Seller
4. No Obligation. The Seller and Broker each expressly reserve the right, at their sole discretion, to reject any or all expressions of interest or offers regarding the Property and/or to terminate discussions with any entity at any time with or without notice. The Seller shall have no legal commitment or obligations to any entity reviewing the Offering Material or making an offer to purchase the Property unless a written agreement for the purchase of the Property has been fully executed, delivered, and approved by the Seller and its legal counsel, and any conditions to the Seller’s obligation thereunder have been satisfied or waived.
5. Confidentiality. The Offering Material and the contents, except such information, which is a matter of public record or is provided in sources available to the public, are of a confidential nature. By accepting the Offering Material, you agree that you will hold and treat it in the strictest confidence, that you will not photocopy or duplicate it, that you will not disclose the Offering Material or any of the contents to any other entity (except to outside advisors retained by you, if necessary, for your determination of whether or not to make an offer and from whom you have obtained an agreement of confidentiality) without prior written authorization of the Seller or Broker, and that you will not use the Offering Material or any of the contents in any fashion or manner detrimental to the interest of the Seller or Broker.
6. Non-disturbance of Property or Employees. All on-site inspections of the Property must be approved in
advance by Broker. No employee of seller or at the subject property is to be contacted without the written approval of the listing agents and doing so would be a violation of this confidentiality agreement.
Marcus & Millichap may offer a Buyer’s agent fee subject to a separate written agreement. By clicking “I Agree” or signing this Confidentiality Agreement you hereby acknowledge and agree to the terms set forth in this Confidentiality Agreement and authorize Marcus & Millichap to contact you regarding this transaction or any other transaction in the future. AGREED AND ACCEPTED: Signature:__________________________________________ Print Name:_________________________________________ Company:___________________________________________ Title:_______________________________________________ Address:____________________________________________ City, State, Zip:_______________________________________ Phone:______________________________________________ Fax:________________________________________________ E-mail:______________________________________________ Date:_______________________________________________