1070 Grove fOR the RepReseNtatiON Of: street › webphotos › web...2 Presented project 3 Toured...

GROUND Lease pROpOsaLfOR the RepReseNtatiON Of:

1070 Grove street(safari inn)bOise 83702

pRepaReD bY:John Stevens, CCIM 208.947.0814 [email protected]

t o k c o m m e r c i a l . c o m [2]1070 Grove Street

executive summary 3

Marketing Overview 5

Marketing implementation 6

Marketing Gallery 7

transaction process 7

Marketing team 8

prospecting | Marketing Reporting 9

Ground Lease Comparables 10

Land sale Comparables 12

hotel Comparables 16

boise Msa submarket Map 19

agent biography 20

Reasons to hire Our team 21

Our Network of Results 22

brokerage Market Leader 23

Commission structure 24

Table of Contents

seCtiON 1Marketing plan

seCtiON 2salesprocess

seCtiON 3Marketinformation

seCtiON 4Company Overview


Executive Summaryproperty summary

pricing summary

Comments: hotel building is currently on a ground lease. the building will revert to the landlord at the end of the current ground lease in 2019.

property type: hospitality

Year built: 1966

bldg. size: 24,682 square feet (total)

submarket: Downtown boise

Lot size: 0.57 acres (24,829 sf)

Zoning: C-5/DD

Your property gives a hotel operator the opportunity to locate their business in a prime Downtown boise location at a rate competitive with other properties in the submarket.

the opportunity to lease an existing hotel in the Downtown submarket and particularly at the corner of Grove and 11th street is attractive and compelling.

While three new hotels have been built in Downtown boise recently, few existing hotels have been remodeled and upgraded to capture the growing visitor demand.

Our team will employ a hands-on leasing effort systematically accentuating all of your property’s competitive advantages in the market.

Our analysis is based on recent leasing of comparable properties, our comprehensive database and relationships with tenants looking for hotel properties throughout the Msa.

Our preliminary evaluation indicates that your property would conservatively lease in the range of $9,500/Mo. to $11,200/Mo. We will endeavor to push tenants to a rate of $10,500/Mo. for the land only

John stevens has completed 454 transactions for a total consideration of over $290 million. John is highly regarded for his expertise and unparalleled client service. for over 25 years, thornton Oliver Keller has completed the most leasing transactions in the boise Msa. We are confident we can help you reach your real estate goals.

propertyanalysis

Marketsituation

RecommendedLeasing Rates

Your brokerageteam

taRGet hiGh LOW

proposed Ground Lease Rates: $10,500/Mo. $11,200/Mo. $9,500/Mo.


Our Approach: Marketing Overview

innovativestrategies

Comprehensivescope of Work

CustomizedLeasing strategy

seizingMarket Opportunities

Our marketing program will involve:

• Extensivepre-marketingduediligence

• Preparation+distributionofcompelling marketing materials

• Tenantoutreachthroughavarietyof channels

• Managementoftheentiremarketing | transaction process through closing

Your leasing team, backed by our research and marketing groups, will offer you exacting, expert assistance using proven marketing strategies and proprietary market data.

stReNGths:• potential hotel operators• product type and high interest

level• Limited local supply and high

demand

OppORtUNities:• few competing properties• aggressive, competing leasing

strategies, to create highest value for our owner clients

prior to the commencement of our formal marketing campaign, our team will undertake an comprehensive, in-depth analysis of your property, including its position in the marketplace where we evaluate the strengths and opportunities inherent in your property and devise a leasing plan designed to maximize exposure and effectiveness.


Marketing Implementation

Determine theLease Rate

target the Right tenants

engage allReal estate agents

DeVeLOp a stRateGY tO attRaCt the MOst LiKeLY pROspeCtiVe teNaNts

• Createmasterlistofpotentialtenants• Focuson“Top3”targets • Expandinghoteloperators • Activehousingdevelopers • Activecommercialdevelopers• Contacttenantrepresentatives,hotelbrokers

regionally and nationally.

iNVOLVe tOp aGeNts - bUiLDiNG iNteRest iN YOUR pROpeRtY’s aVaiLabiLitY

• Localcommercialrealestateagentsandbrokerage firms

• Nationalcommercialrealestateagentsandbrokerage firms

COMpetitiVeLY aNaLYZeD baseD ON CURReNt MaRKet CONDitiONs

• Evaluaterecentleasesofcomparableproperties

• Reviewcurrentlistedaskingleaseratesofcomparable properties

• Discussanddeterminepricingforyourproperty

• Discusspossibilitiesofincludingthebuildingin the lease for additional rent.

1 2 3


Local, Regional andNational Reach

CoordinatedListing Websites

target Key prospects

On-siteMarketing

tokcommercial.com7,800

site visitors/month#1

Google key word rank

+10,000,000 available/searchable square feet

the MOSt MarketInG expOSureWe attract prospects both on-site and online. Local prospects see our well-placed signage and digital advertising expands our reach to national platforms.

40% Our market share - we complete 4 out of 10 transactions in the markets we serve.

dIGItal CaMpaIGnfrom Loopnet to Crexi, we select the commercial real estate platforms that will most effectively market your property.

100%Of our listings are delivered to targeted websites searched by tenants, investors & agents.

tarGeted delIVerYWe utilize our proprietary database to create a list of prospects and systematically reach out to them via email and phone calls.

+200,000Businesses strategically monitored results in qualified prospects for your property.

COMpellInG SIGnaGehighly visible signage will be thoughtfully designed and optimally positioned at key property locations.

+35% Of our transactions begin with a sign call. Our signage is carefully designed and situated on-site.

Marketing Channels


Leasing processpRepaRe tOMARKET

• Listing agreement executed • Develop Marketing Campaign

• Create Marketing Materials• Design signage• Order professional photographs• install signage

aCtiVe MARKETING

• Distribute Marketing Materials• advertise property on internet Listing services [as appropriate]• Utilize print Media advertising [as appropriate]• Marketing presentations

• Local brokerage Community• email blast announcement• Monthly email Updates

• thornton Oliver Keller sales Meeting• identify prospective tenants

teNaNt NEGOTIATIONS

• tours property with prospective tenants• establish prospect Qualifications• Review all Letters of intent to further qualify prospective tenants• Negotiate Lease agreement(s)

eXeCUteD AGREEMENT(S)

• execute Lease agreement(s)• tenant Move-in: Upon execution of agreement(s)

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Marketing team

JOhN steVeNs, CCiMphone: [email protected]

aNDi YaNiKRetail brokerage assistantphone: [email protected]

DaNieLLe MONtGOMeRYMarket Research analystphone: [email protected]

KRisti LaRsONbrokerage services Managerphone: [email protected]

KathY sODhiClient Relationship Managerphone: [email protected]

WhitNeY spRUteMarketing [email protected]

MaRC stiMpsONVice president of Operationsphone: [email protected]

brokerageprofessionals

Corporatesupport

Research &Marketing


Plaza Building - Prospect ReportReal Estate Investment, LLC

10/17/2016Report Date:

TOK REPRESENTATIVES:PROPERTIES SUMMARY: STAGE SUMMARY:RATING SUMMARY:

TYPEDATE PROPERTY PROSPECT/BROKER SIZE PRICE TERM STAGE COMMENTSRATING

Grove HummertPlaza Building Preliminary interest1Presented project2

Toured Site3Written LOI4Negotiations underway5

Move in10Lease/PSA out for sig6

Lease/PSA signed7Under Contract8TI's under construction9

GoodGPossibleP

UnlikelyUDeadDCompletedC

9/6/2016 Plaza Building Capital Ventures 2,500 SF 5 years01/01/2017

$18.50 09/15/16: Expecting LOI next week09/12/16: Toured 3rd Floor Suite 35409/06/16: Presented building to broker

3GThornton Oliver Keller

Prospect:Broker:

Lease Term:Occupy

8/22/2016 Plaza Building Media Marketing 3,500 SF 08/30/16: Tenant needs sound proff space. Property wowon't due to all the windows.08/28/16: Toured 3rd Floor Suites08/22/16: Presented building to broker

3DThornton Oliver Keller

Prospect:Broker:

Lease Term:Occupy

8/17/2016 Plaza Building Investment Services 3,000 SF 08/17/16: Presented property flyer2PThornton Oliver Keller

Prospect:Broker:

Lease Term:Occupy

8/2/2016 Plaza Building Corporate Specialties 5,000 SF 7 years11/01/2016

$18.00 09/29/16: Lease fully executed.09/17/16: Lease drafted.08/30/16: Sent LL response to LOI.08/22/16: Received LOI for 5,000 SF on 2nd Floor.08/16/16: Toured 2nd floor.08/02/16: Emailed property flyer to Broker.

8CThrornton Oliver Keller

Prospect:Broker:

Lease Term:Occupy

Page 1

We can regularly send you a prospect Report which details the activity that has occurred at your property and includes the prospect’s information along with a Rating (ranging from excellent to inactive) and status updates such as preliminary interest, toured site, and Negotiations Underway.

agents track prospecting activity, including pertinent information regarding buyers’ contact information, transaction requirements, preferred price range and timing.

DATE MARKETING ITEM COMMENTS

Plaza Building - Marketing Report

10/17/2016Report Date:

10/14/2016 TOK Web: Search Result Appeared in searches 226 times in the last 65 days.10/14/2016 TOK Web: Flyer Download Flyer was downloaded 496 times in the last 65 days.10/4/2016 Broker Email - Monthly Sent monthly email notice to area brokers about TOK listing reports that are available online.9/29/2016 Web Marketing Featured property on TOK website for September 19th - 23rd.9/1/2016 Broker Email - Monthly Sent monthly email notice to area brokers about TOK listing reports that are available online.8/15/2016 CityFeet.com Web Entry Listing posted on national listing service CityFeet.com.8/15/2016 PropertyLine Web Entry Listing posted on national listing service Propertyline.com.8/15/2016 Posted on TOK Website Listing posted on www.tokcommercial.com.8/15/2016 Loopnet Entry Listing posted on national listing service Loopnet.com.8/15/2016 CoStar Web Entry Listing posted on national listing service CoStar.com.8/15/2016 Boise Valley/Gem State Prospector Listing posted on City of Boise web-listing service.8/15/2016 Broker Email - Weekly Sent email with a link to the new or updated flyer to area brokers.

Page 1

Our Marketing Report outlines the various channels that are being used to market your property and the dates that they occurred.

information includes e-marketing activity (website flyer hits and e-mail blasts), any print advertising (newspaper advertising), digital advertising (internet ads), direct mail advertising (postcards), and more.

prospect Reporting Marketing Reporting

Prospecting | Marketing reporting


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Ground Lease Comparables

1. the inn at 5002. Maverik - 10577 faiview3. Key bank - 1533 s five Mile4. Ling & Louie’s - portico5. McDonalds - Gateway

Comparable Lease properties

5


Property Name Property Address City Submarket Land Type Acreage Buyer/Leasee Seller/Lessor Commencement Expiration Monthly rent /sf Comments

1. Inn at 500 500 Capitol Boise Downtown Retail 0.74 500 Capitol LLC CM Inn, LLC 1/16/2016 1/15/2046 $13,333 $0.41 10% increase very 5 years. Three 30 yr renewals.

2. Maverik 10577 Fairview Boise West Retail 1.377 Maverik 10577 Fairview LLC 2/1/2017 1/31/2032 $8,333 $0.14 5% bumps every 5 years.

3. Key Bank 1533 S. Five Mile Rd Boise Southwest Retail 1.09 Key Bank 1/1/2015 12/31/2029 $6,416 $0.14 $1.62/SF

4. Portico Eagle & Franklin Meridian Meridian Retail 1.25 Ling & Louie's (L&L Idaho LLC) Gardner Ahlquist 3/1/2010 2/28/2030 $7,000 $8,333 for 84 months

after initial 3 years.

5. Gateway - Eagle & Ustick N. Eagle Road Meridian Meridian Retail 0.97 McDonalds ReLo 3/1/2009 unknown $6,167 Pad on hard SEC of Eagle & Ustick.

Ground Lease Comparables


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Land Sale Comps

1. 417 W Jefferson2. 401 W bannock3. Whole foods parcel4. 15th & River street Land5. Garro parking Lot6. 2200-2222 fairview7. forest River parcels8. 4th & Myrtle9. Winco excess Land

Landsale Comps

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6

7

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9


Land Sale CompsPrepared For: John Stevens

Monday, October 29, 2018

DNT, , S-TF

Survey Parameters:

$70.19 per sfJefferson & 5th

Current use is a parking lot. Sold at the Idaho Dept of Lands auction.

Source: TOK Deal

417 W Jefferson

417 W. Jefferson Street - Boise, ID

1

Proposed Use:

Land Size Acres:Sale Price:

Comments:Zoning:

Sale Date:$397,500.00.13 acres

2/1/2018

R-ODCommercial5,663 sfLand Size SF:

DowntownSubmarket:Cross Streets:

$95.16 per sfSEC Bannock/4th

Current use is a parking lot. Sold at the Idaho Dept of Lands auction.

Source: TOK Deal

401 W Bannock Street

401 W. Bannock Street - Boise, ID

2

Proposed Use:


Comments:Zoning:


2/1/2018

C-5DCommercial6,098 sfLand Size SF:


$38.15 per sf

$1,661,764.71 per acreMyrtle & Broadway

Source: Advanced Valuations & Consulting

Whole Foods Parcel

350 E. Myrtle Street - Boise, ID

3

Proposed Use:


Comments:Zoning:

Sale Date:$2,825,000.001.70 acres

5/23/2017

R-ODDOffice74,052 sfLand Size SF:

DowntownSubmarket:

Cross Streets:

$23.63 per sf15th & River

To be developed into townhome project. Lot 2 of two lot sale.

Source: TOK Deal

15th & River Street Land

529 & 535 S. 15th Street - Boise, ID

4

Proposed Use:


Comments:Zoning:


3/16/2017

C-3DD

Multifamily7,405 sfLand Size SF:


Prepared By: John Stevens Phone: Email: [email protected](208) 947-0814 Page 1 of 3

Land Sale Comps




DNT, , S-TF

Survey Parameters:

$79.41 per sf

Sold at auction. Sold as a group with 10 Barrel Building and Garro Building.

Source: TOK Deal

Garro Parking Lot

822 W. Bannock Street - Boise, ID

5

Proposed Use:


Comments:Zoning:


1/20/2017

C-5DDCommercial6,098 sfLand Size SF:


$29.44 per sf$1,282,608.70 per acre

NEC Fairview & 23rd

Buildings to be demo'd.

Source: Valbridge

2200-2222 Fairview

2200-2222 W. Fairview Avenue - Boise, ID

6

Proposed Use:


Comments:Zoning:

Sale Date:$1,475,000.001.15 acres

9/14/2016

C-5DDOffice50,094 sfLand Size SF:


$18.22 per sf

$793,650.79 per acre13th & River

Part of a sale of 2 lots and ownership interest in a nearby building. Sale price is for this lot sale only.

Source: TOK Deal

Forest River Parcels

733 S. Pioneer Street - Boise, ID

7

Proposed Use:


Comments:Zoning:

Sale Date:$1,000,000.001.26 acres

6/1/2016

R-OOffice54,886 sfLand Size SF:

DowntownSubmarket:

Cross Streets:

$50.56 per sfMyrtle/4th

Multiple parcels at 4th & Broad.

Source: TOK Deal

4th & Myrtle

406-420 S. 4th Street - Boise, ID

8

Proposed Use:


Comments:Zoning:

Sale Date:$1,850,000.00.84 acres

4/21/2016

R-ODD

Office36,590 sfLand Size SF:



Land Sale Comps




DNT, , S-TF

Survey Parameters:

$35.23 per sf$1,534,722.22 per acre

Ave A & MyrtleSource: Advanced Valuations & Consulting

Winco Excess Land

204-270 W. Myrtle Street - Boise, ID

9

Proposed Use:


Comments:Zoning:

Sale Date:$2,762,500.001.80 acres

12/23/2015

R-ODDCommercial78,408 sfLand Size SF:


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Report Summary

# OF LAND PROPERTIES

5,662.80SF Low78,408.00SF High35,477.20SF Average

$18.22Price Per SF Low$95.16Price Per SF High

$48.90Price Per SF Average

0.13Acreage Low

1.80Acreage High0.81Acreage Average

$793,650.79Price Per Acre Low$4,145,357.14Price Per Acre High

$2,129,613.02Price Per Acre Average

$175,000.00Total Price Low$2,825,000.00Total Price High

$1,283,288.89Total Price Average

SIZE SUMMARYPRICE SUMMARY


Land Sale Comps


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Hotel Sale Comps

1. best Western hotel2. best Western - Northwest Lodge3. Double tree Club hotel4. Candlewood suites hotel5. springhill suites6. Riverside hotel7. howard Johnson8. super 8 Motel

Hotelsale Comps

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Investment Comps Report


AIR, CLD, CEN, DNT, EAG, MER, S MER, CALD BLVD, ID CTR, S NMP, NTH, SW, SE, KUN, , KUNMDL, STR, , S-TF

Survey Parameters:

TOK agent

Best Western Hotel

2645 S. Airport Way - Boise, ID

Retail - Investment

1

ST Big Box

85-unit hotel. Ground lease from City, 25 years remaining on term

$5,590,000.00

85 SFClass A

$65,764.71 psf1/1/2017

Quality:Size:

Sale Price:

Comments:

Cap Rate:

Year Built:

Sale Date:

Lot:Income: Expenses: NOI:

Subtype:Offer Type:

AirportSubmarket:

Occupied: Unknown

TOK agent

Best Western - Northwest Lodge

6989 S. Federal Way - Boise, ID

Retail - Investment

2

Single Tenant

$6,630,000.00

35,682 SFClass B2001

$185.81 psf

12/30/2016

Quality:Size:

Sale Price:

Comments:

Cap Rate:

Year Built:

Sale Date:

1.46 acres Lot:Income: Expenses: NOI:

Subtype:Offer Type:

SoutheastSubmarket:

Occupied: Unknown

Integra

DoubleTree Club Hotel

475 E. Parkcenter Blvd. - Boise, ID

Retail - Investment

3

ST Big Box

158 room hotel. Distressed sale - hotel had been running a negative NOI before sale.

$6,213,950.00

84,000 SFClass C1985

$73.98 psf6/5/2012

Quality:Size:

Sale Price:

Comments:

Cap Rate:

Year Built:

Sale Date:


Subtype:Offer Type:

SoutheastSubmarket:

Occupied: Unknown

CBRE

Candlewood Suites Hotel

700 N. Cole Road - Boise, ID

Retail - Investment

4

Single Tenant

84 room extended stay hotel.

$3,900,000.00

45,105 SF

Class A2007

$86.46 psf 5.67%5/1/2012

Quality:Size:

Sale Price:

Comments:

Cap Rate:

Year Built:

Sale Date:


Subtype:

Offer Type:WestSubmarket:

Occupied: Unknown

Prepared By: Kristi Larson Phone: Email: [email protected](208) 947-0849

Page 1 of 3

Hotel Sale Comps





Survey Parameters:

CBRE

Springhill Suites

6325 N. Cloverdale Road - Boise, ID

Retail - Investment

5

Single Tenant

119 room hotel. Property will require a $1.1M renovation to maintain Marriott standards. This reno cost is not included in the sale price.

$5,500,000.00

66,322 SFClass B2005

$82.93 psf 5.96%2/1/2012

Quality:Size:

Sale Price:

Comments:

Cap Rate:

Year Built:

Sale Date:


Subtype:Offer Type:

WestSubmarket:

Occupied: Unknown

Integra

Riverside Hotel

2900 W. Chinden Blvd. - Garden City, ID

Retail - Investment

6

Single Tenant

$16,832/hotel room. 303 room hotel. Formerly a DoubleTree Hotel. Buyer purchased with a PERSI loan.

$5,100,000.00

277,555 SFClass B1970 2001

$18.37 psf

Year Renovated:

10/18/2011

Quality:Size:

Sale Price:

Comments:

Cap Rate:

Year Built:

Sale Date:


Subtype:Offer Type:

NorthSubmarket:

Occupied: Unknown

TOK Deal

Howard Johnson

8002 W. Overland Road - Boise, ID

Retail - Investment

7

Single Tenant

87 room hotel. $12,793 per room.

$1,113,000.00

28,644 SFClass C1984

$38.86 psf6/20/2011

Quality:Size:

Sale Price:

Comments:

Cap Rate:

Year Built:

Sale Date:


Subtype:Offer Type:

SouthwestSubmarket:

Occupied: 25%

Langston & Associates

Super 8 Motel

2773 W. Elder Street - Boise, ID

Retail - Investment

8

ST Big Box

Property was sold in a bulk sale with four other properties.

$5,445,468.00

43,935 SF

Class C1979

$123.94 psf1/15/2007

Quality:Size:

Sale Price:

Comments:

Cap Rate:

Year Built:

Sale Date:


Subtype:

Offer Type:CentralSubmarket:

Occupied: 100%


Page 2 of 3

Hotel Sale Comps





Survey Parameters:

8

Report Summary

# OF PROPERTIES

85.00

BUILDING SIZE SUMMARY

Total SF Low277,555.00Total SF High

72,666.00Total SF Average

$1,113,000.00

PRICE SUMMARY

Total Price Low$6,630,000.00Total Price High$4,936,552.25Total Price Average

$18.37Price/SF Low$65,764.71Price/SF High

$8,296.88Avg Price/SF

PRICE PER SF SUMMARY

5.67Cap Rate Low5.96Cap Rate High

5.82Avg Cap Rate

CAP RATE SUMMARY


Page 3 of 3

Hotel Sale Comps


Boise MSA Submarket MapBoise MSA Submarket Map

t o k c o m m e r c i a l . c o m [1]

submarket map

BOISE MSA

CaLDWeLL NOrtH

sOutH Nampa

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merIDIaN

sOutH merIDIaN

West

sOutHWest

aIrpOrt

CeNtraL

DOWNtOWN

sOutHeast

mIDDLetON star

kuNa

CaLDWeLL bLvD IDaHO CeNter


John Stevens Biography

t o k c o m m e r c i a l . c o m

PROFESSIONAL & COMMUNITY ACTIVITIES:

EXPERIENCE:John has been involved in commercial sales and leasing since 1997, providing his clients with marketing, transaction management, financial analysis, and lender services related to commercial real estate transactions locally and nationally. John graduated from the University of California, Berkeley in 1993 with a BA Degree in Geography with a focus on Economic Geography and a BS Degree in Conservation and Resource Studies. John is a partner in Thornton Oliver Keller and was instrumental in the formation of the firm’s Investment Services Group.

John focuses on investment acquisition and disposition as well as retail leasing and sales. John also provides valuation and listing services to clients.

• 2003 to Present - Thornton Oliver Keller, Boise, ID - Partner and Broker• 2001 - Perrier Group of Americas - $22 million in lease transactions for regional restructuring• 2001 - Trammell Crow Company, San Francisco, CA - Broker• 1999 - Onsite Access, San Francisco, CA - Director of Real Estate• 1997 - Trammell Crow Company, San Francisco, CA - Broker

2017 transactions: $18,500,000 in gross sales and lease value

John resides in Boise with his wife and two children. They enjoy hiking, skiing, snowboarding, and biking.

SELECT SALES:

• Dollar Tree - multitenant retail investment• Logger Creek Apartments - 112 units)• Ustick Marketplace - retail investment (sold twice) • Numerous land transactions.

• Albertson’s - 44,000 sf single tenant NNN• Einstein’s Oilery - single tenant retail (3 investment sales)• Commercial Tire - single tenant NNN• Former Peterson’s Chevy - 87,000 sf (auto dealership)• Stonehenge Plaza - 50,000 sf retail investment (sold twice)• Smoky Mountain Pizza - single tenant NNN• Harrison Plaza Suites Hotel - 38 room hotel• Sage Charter School -100,000 sf lease and purchase)• Dorado Plaza - 21,500 sf multitenant office investment

• Larry Miller Auto Group• Capital Automotive (CARS)• RSCI• LS Capital, Inc.• Smoky Mountain Pizza

BROKERAGE CLIENTS:

• Wells Fargo Bank• Bank of the Cascades• Home Federal Bank• CW Capital

LENDER CLIENTS:

• Capital Matrix, Inc. Board Member, Executive Committee• Retail Broker Network, Investment Sales Council Co-Chair• Idaho Business for the Outdoors, Board member• International Council of Shopping Centers (ICSC), member• Boise Metro Chamber of Commerce member, Financial Services

Advisory Board member• Past Chair - Board of Trustees Foothills School of Arts & Sciences• City Club of Boise member

INTERESTS & FAMILY:

JOHN STEVENSCCIM

CONTACTINFORMATION:

Phone: (208) 947-0814Cell: (208) 724-0064

[email protected]

JOHN STEVENS, CCIM investMent BroKerage

FIRM PARTNER SINCE 2006

• DL Evans Bank• City National Bank• Key Bank

• Sage Charter School• The Salvation Army• Foothills School

NON-PROFIT CLIENTS:




Results DrivenSales & Leasing

LandlordRepresentation

TenantRepresentation

Acquisition &Disposition

Our team achieves your goals and represents your interests as we implement successful strategies for your commercial real estate assets.

Our experienced professionals are specialists in their field of expertise and are equipped with extensive market data. We are Idaho’s market leader because of the results we deliver to our clients each and every day.

SITE SELECTION AND ANALYSIS: Selecting the right location for your business is crucial. We help you evaluate location, competition studies, demographics, size and lease structures.

COMPETITION STUDIES: We’ll show you where the competition is located and offer insight concerning the properties that give your business the best exposure, access and position. On your behalf, we will negotiate terms which positively impact your company’s profitability.

We’ve sold 28 million square feet over the past 10 years. Whether your investment interests are as a buyer or a seller, we can represent you.

ACQUISITION: Acquiring the right property at the right value is complex. We evaluate historical and projected vacancy trends, the asset’s current market position, replacement cost and future value projections.

DISPOSITION: We provide an array of disposition options including standard listing services, auction services, and call for offer programs.

ACCOUNTABILITY: A landlord’s success depends on occupied buildings and an accountable leasing agent determined to fill vacancies. Our brokerage team has led the market for over 20 years and we represented over 40% of all commercial transactions in Idaho over the past year. We apply proven marketing techniques and communicate frequently.

RESULTS: Our professionally designed signage and compelling marketing materials attract attention. We promise to expose your property regularly to more prospects than any other firm.

Reasons to Hire Our Team




Our Network of Results

CLIENTS NATIONWIDE.

20% of our BROKERAGE CLIENTS reside OUTSIDE OF IDAHO.

Over 40% of our PROPERTY MANAGEMENT CLIENTS reside OUTSIDE OF IDAHO.

We have closed over $500 MILLION in transactions with clients OUTSIDE OF IDAHO.

We have COMPLETED TRANSACTIONS with clients in 46 OUT OF THE 50 STATES.

We are LICENSED in 5 states: IDAHO, MONTANA, WASHINGTON, OREGON & UTAH.

Firm Capabilities

IDAHO IS ON EVERYONE’S MAP.WE’VE COMPLETED OVER 6,000 TRANSACTIONS WITH


Our brokerage team leads the market

OF ClIentS SurVeYed WOuld RECOMMEND US

tO theIr COlleaGueS.96%

QuantifiableResults.

Clientsatisfaction.

MarketMilestones.

(BASED ON cLiENT SurvEy rESuLTS)

2013 2014 2015 2016 2017

600

500

400

300

200

100

0

cOMPLETED TrANSAcTiONS

neW cOrPOrATE rEcOrD

(BASED ON LANDLOrD/SELLEr rEP TrANSAcTiONS OvEr THE LAST 12 MONTHS)

0%

10%

20%

30%

40%

50%

THORNTONOLIVERKELLER

OVERALL MARKETSHARE(BASED ON LAST 12 MONTHS)

35.0%

18.0%

7.7%

10.4%

7.1%

COLLIERS CUSHMAN &WAKEFIELDCOMMERCE

MARK BOTTLES REAL ESTATE

LEE & ASSOCIATES

OVerall Market Share


thornton Oliver Keller proposes that it be engaged by the Ownership of 1070 Grove street on an exclusive basis according to the following parameters:

eNGaGeMeNt peRiODtwelve (12) months commencing upon the completion and acceptance of thornton Oliver Keller’s listing agreement.

tRaNsaCtiON feeOur fee for representing your interests in the leasing of 1070 Grove street will be on the following schedule: Years 1 - 5 6% of Gross Lease Value, plus Years 6 - 10 3% of Gross Lease Value, plus Years11+ 2%ofGrossLeaseValue

in the event there is a tenant’s agent, the fee shall split 50/50 with cooperating brokers.

MaRKetiNG ReiMbURseMeNtthornton Oliver Keller shall assemble and produce professional marketing materials which will include, as appropriate, professional photography, cash flow projections, market competition data, and other relevant material. all costs associated with the creation of this piece will be assumed solely by thornton Oliver Keller.

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.

Your property’sLeasiNG teaM

commission Structure

proposal Date | October 26, 2018

JOhN steVeNs, CCiMphone: [email protected]

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