Offering Memorandum · Retreat & Conference Center on 58 Acres - Mars, PA . Property Information ....

Offering Memorandum

Retreat and Conference Center on 58 Acres

1100 Freeport Road

Mars, PA 16046

Point Bridge Realty Advisors, LLC

Peter J. Licastro, President

Retreat & Conference Center on 58 Acres - Mars, PA

Table of Contents

Section 1 3 - 6 Executive Summary & Acquisition Highlights Section 2 7 - 9 Limiting Conditions & Disclosures; PA Consumer Notice Section 3 10 Property Information Section 4 11 Property Overview Map Section 5 12 - 15 Location & Site Description Section 6 Property Photographs: 16 - 24 Conference Center 25 - 29 Cabins 30 - 34 Recreation Amenities 35 - 38 Buildings & Grounds Section 7 39 - 43 Drawings


Executive Summary

Offering Summary

Point Bridge Realty Advisors, LLC has been retained as the exclusive agent of the owner for the sale of a modern retreat and conference center situated on 58 picturesque acres (the “Property”). The Property is located in Mars, Pennsylvania, 20 miles north of downtown Pittsburgh and approximately one mile from the interchange of the Pennsylvania Turnpike (Interstate 76) and Interstate 79. The offering presents a rare opportunity to acquire a turn-key, campus-like facility that is completely furnished and equipped. 10 all-season cottages (sleeping up to 20 persons each) compliment a ± 15,000 SF conference center (including a full-service commercial kitchen and dining hall), pool and bath house, athletic fields, pavilions, natural areas, walking trails and lake. The Property is well maintained and fully operational. Surface and subsurface rights are included in the offering, which is unpriced. Historical operating / financial statements are available upon request, pursuant to a signed confidentiality agreement. Interested parties should contact Point Bridge Realty Advisors for selling price guidance and additional information.

Property Overview

Approximately 32 developed acres are located in Marshall Township, Allegheny County, with 26 contiguous, undeveloped acres located in Cranberry Township, Butler County. The address is 1100 Freeport Road, Mars, PA 16046. Marshall Township, Allegheny County Parcel ID: 2372-H-3 (± 32 acres) Zoned “SR” Suburban Residential New Construction in 2007 at a cost of approximately $6.3 million:

10 all-season, fully equipped cabins (± 1,400 SF) - each sleeping 20 Conference center, with commercial kitchen (2-story, ± 15,000 SF) Cabana bath house (2-story, ± 2,400 SF) Athletic fields, pavilions, infrastructure and site improvements

Cranberry Township, Butler County Parcel ID: 130-4F44-36B (± 18.2 acres) & 130-4F44-36A (± 0.8 acres) Zoned “SP-1” Special Growth (a commercially-zoned district) Parcel ID: 130-4F44-35B (± 7 acres) Zoned “R-1” Rural Residential

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Above: Completed improvements and renovations, integrating new and historical structures. Below: The Property under construction in 2007.

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Acquisition Highlights A modern campus-like facility that is fully equipped and operational. Wooded, picturesque

setting with a lake, meadows, wetlands and walking trails.

Approximately $6.3 million invested in 2007. Updated site infrastructure with all utilities.

10 modern cottages (each with a 20-person occupancy) offering a sleeping capacity of 200.

Stunning ± 15,000 SF conference center with commercial kitchen, dining hall, multipurpose meeting rooms and majestic stone hearth fireplace.

± 5,000 SF pool with cabana bath house, surrounded by athletic fields, sports courts and picnic pavilions.

Includes surface rights and subsurface oil, gas and coal rights, providing the owner with maximum control over the Property.

Irreplaceable location and unparalleled access to the PA Turnpike (Interstate 76), Interstate 79, PA Route 228, and US Route 19, offering convenient access to northeast and midwest population centers.

Approximately 700,000 individuals and 300,000 households are within a 30-minute drive-time of the Property.

Located within one of the Pittsburgh region’s largest retail trade areas of over 5 million square feet. Over 3 million square feet of class “A” office space nearby.

Within a 5-minute drive of retail, restaurant and hotel amenities including:

o Target, Walmart, Best Buy, Home Depot, Lowes, PetCo, Marshalls, TJ Maxx, GNC, Dick’s Sporting Goods, Staples, Old Navy, Michaels, Babies R Us, Walgreens.

o Panera, Bravo, Perkins, Eat ‘n Park, Starbucks, Long Horn Steakhouse, Moe’s,

Houlihan’s, Olive Garden, Bob Evans, Lone Star Steakhouse, Smokey Bones, Red Robin, Cracker Barrel.

o Pittsburgh Marriott North, Courtyard by Marriott, Hilton Garden Inn, Hyatt Place, Four

Points by Sheraton, Candlewood Suites. Located approximately 15 miles east of the new Shell Chemical ethylene cracker complex in

Beaver County. The facility, projected to cost $6 billion, is expected to employee 6,000 during the construction period and 600 on a permanent basis once completed.

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Local Demographics

Since the early 1990’s, the greater Cranberry area has experienced a rate of commercial and residential growth that is among the highest in Pennsylvania. Initially, this development was driven by access and location at the junction of the Pennsylvania Turnpike and Interstate 79, as well as lower property taxes in Butler County. This growth has continued, fueled in recent years by the rapidly expanding energy sector. Specifically, Westinghouse Nuclear and its 915,000 square foot campus in Cranberry Township and the Marcellus Shale gas industry. Shell Oil, Exxon and Chevron all have significant operations in the region. Other corporations with a headquarters or substantial presence in the area include: Mine Safety Appliances, Medrad, PPG Industries, McKesson, Mitsubishi Electric Power Products, the Regional Learning Alliance and SAE International. From 1970 to 1990, the population of Marshall Township increased 38%, with the number of housing units increasing by 73%. From 1990 to 2010, population increased 72%, while housing units increased by 83%. Marshall Township is a well-established community that offers significant amenities and resources to its individual and corporate residents. For more information, please visit the Marshall Township website http://twp.marshall.pa.us/ From 1970 to 1990, the population of Cranberry Township increased 204%, with the number of housing units increasing by 308%. From 1990 to 2010, population increased 90%, while housing units increased by 98%. Like Marshall Township, Cranberry Township is a well-established municipality that offers significant amenities and benefits. For more information, please visit the Cranberry Township website http://www.twp.cranberry.pa.us/ For information on the Pittsburgh region, please visit the Pittsburgh Regional Alliance website https://www.pittsburghregion.org/

Contact Information

All questions and inquiries regarding the Property should be directed to: Peter J. Licastro, President Point Bridge Realty Advisors, LLC 1001 Perry Highway, Suite 8 Pittsburgh, PA 15237 direct (412) 837-1264 cell (412) 720-2822 [email protected] www.point-bridge.com

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Limiting Conditions and Disclosures

This Offering Memorandum (“Offering”) was prepared by Point Bridge Realty Advisors, LLC (“Agent”) on behalf of Family Resources Inc. (“Owner"). It contains selected information pertaining to the Property and does not purport to be all-inclusive or to contain all of the information that a prospective purchaser may desire. This Offering includes information, as well as assumptions and estimates, obtained from sources believed to be reliable, however, no guarantees, warranties or representations as to completeness or accuracy are made by anyone. It is provided subject to prior placement, errors, omissions, changes or withdrawal without notice and does not constitute a recommendation, endorsement or advice by the Owner or Agent. This Offering is not an offer to purchase or lease any property. In this Offering, certain documents are described in summary form and do not purport to be complete or, necessarily, accurate descriptions of the documents or agreements involved, nor do they constitute a legal analysis of such documents or agreements. Interested parties are expected to independently review all documents, measurements, as-built conditions, etc. Approximate boundaries and data displayed on maps and aerial photographs are for informational purposes only. They are not survey accurate and are meant to only show a representation of property lines. Photographs and illustrations may be edited for marketing purposes. This Offering is not intended as a substitute for obtaining legal, engineering, environmental, architectural, accounting, tax, or financial advice from professionals qualified in these areas. No opinion is being offered or rendered with respect to matters of zoning / land use, title, easements, gas, oil, coal or mineral rights, compliance with federal, state or local rules or regulations, including the Americans with Disabilities Act. 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 with any party at any time with or without notice, and for any reason or no reason. Owner shall have no legal commitment or obligation to any purchaser reviewing this Offering, or making an offer to purchase the Property, unless a written Agreement of Purchase and Sale is fully executed, delivered and approved by the Owner and any conditions to Owner’s obligations have been satisfied or waived. Agent is not authorized to make any representations or agreements on behalf of Owner. No guarantee, warranty or representation is made by anyone regarding any information or statements contained in this Offering Memorandum. Each prospective purchaser is to rely upon its own independent investigation, due diligence, evaluation and judgment as to the advisability of purchasing the Property described herein.

Copyright 2017, Point Bridge Realty Advisors, LLC.

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CONSUMER NOTICE CN

THIS IS NOTA CONTRACT

In an effort to enable consumers of real estate services to make informed decisions about the business relationships they may havewith real estate brokers and salespersons (licensees), the Real Estate Licensing and Registration Act (RELRA) requires thatconsumers be provided with this Notice at the initial interview.

• Licensees may enter into the following agency relationships with consumers:

Seller Agent

As a seller agent the licensee and the licensee's company works exclusively for the seller/landlord and must act in theseller's/landlord's best interest, including making a continuous and good faith effort to find a buyer/tenant except while the prop-erty is subject to an existing agreement. All confidential information relayed by the seller/landlord must be kept confidentialexcept that a licensee must reveal known material defects about the property. A subagent has the same duties and obligations asthe seller agent.

Buyer Agent

As a buyer agent, the licensee and the licensee's company work exclusively for the buyer/tenant even if paid by theseller/landlord. The buyer agent must act in the buyer/tenant's best interest, including making a continuous and good faith effortto find a property for the buyer/tenant, except while the buyer is subject to an existing contract, and must keep all confidentialinformation, other than known material defects about the property, confidential.

Dual Agent

As a dual agent, the licensee works for both the seller/landlord and the buyer/tenant. A dual agent may not take any action that isadverse or detrimental to either party but must disclose known material defects about the property. A licensee must have thewritten consent of both parties before acting as a dual agent.

Designated Agent

As a designated agent, the broker of the selected real estate company designates certain licensees within the company to actexclusively as the seller/landlord agent and other licensees within the company to act exclusively as the buyer/tenant agent in thetransaction. Because the broker supervises all of the licensees, the broker automatically serves as a dual agent. Each of the designated licensees are required to act in the applicable capacity explained previously. Additionally, the broker has the duty to takereasonable steps to assure that confidential information is not disclosed within the company.

• In addition, a licensee may serve as a Transaction Licensee.

A transaction licensee provides real estate services without having any agency relationship with a consumer. Although a transac-tion licensee has no duty of loyalty or confidentiality, a transaction licensee is prohibited from disclosing that:

• The seller will accept a price less than the asking/listing price,

• The buyer will pay a price greater than the price submitted in the written offer, and

• The seller or buyer will agree to financing terms other than those offered.

Like licensees in agency relationships, transaction licensees must disclose known material defects about the property.

COPIES: GREEN–CONSUMER; WHITE–BROKER 12/08

BUSINESS SERVICES FOR REAL ESTATE (800) 555-3390

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• Regardless of the business relationship selected, all licensees owe consumers the duty to:

• Exercise reasonable professional skill and care which meets the practice standards required by the RELRA.

• Deal honestly and in good faith.

• Present, as soon as practicable, all written offers, counteroffers, notices and communications to and from the parties. This dutymay be waived by the seller where the seller's property is under contract and the waiver is in writing.

• Comply with the Real Estate Seller Disclosure Law.

• Account for escrow and deposit funds.

• Disclose, as soon as practicable, all conflicts of interest and financial interests.

• Provide assistance with document preparation and advise the consumer regarding compliance with laws pertaining to real estatetransactions.

• Advise the consumer to seek expert advice on matters about the transaction that are beyond the licensee's expertise.

• Keep the consumer informed about the transaction and the tasks to be completed.

• Disclose financial interest in a service, such as financial, title transfer and preparation services, insurance, construction, repairor inspection, at the time service is recommended or the first time the licensee learns that the service will be used.

• The following contractual terms are negotiable between the licensee and the consumer and must be addressed in an agree-ment/disclosure statement:

• The duration of the licensee's employment, listing agreement or contract.

• The licensee's fees or commission.

• The scope of the licensee's activities or practices.

• The broker's cooperation with and sharing of fees with other brokers.

• All sales agreements must contain the property's zoning classification except where the property is zoned solely or primarily topermit single family dwellings.

• The Real Estate Recovery Fund exists to reimburse any person who has obtained a final civil judgment against a Pennsylvania realestate licensee owing to fraud, misrepresentation, or deceit in a real estate transaction and who has been unable to collect the judg-ment after exhausting all legal and equitable remedies. For complete details about the Fund, call (717) 783-3658.

Before you disclose any financial information to a licensee, be advised that unless you select a business relationship by signinga written agreement, the licensee is NOT representing you. A business relationship is NOT presumed.

ACKNOWLEDGMENT

I acknowledge that I have received this disclosure.

Date: _________________________ _______________________________________ ___________________________________(Consumer’s Printed Name) (Consumer’s Signature)

Date: _________________________ _______________________________________ ___________________________________(Consumer’s Printed Name) (Consumer’s Signature)

I certify that I have provided this document to the above consumer during the initial interview.

Date: _________________________

______________________________ ______________________________________ __________________________________(Licensee’s Printed Name) (Licensee’s Signature) (License #)

Adopted by the State Real Estate Commission at 49 Pa. Code §35.336.

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Peter J. Licastro

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11-1-2017

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Property Information

Property 1100 Freeport Road Mars, PA 16046 ± 32 Acres - Marshall Township, Allegheny County Parcel ID: 2372-H-3 Zoned “SR” Suburban Residential New Construction - 2007:

10 all-season, fully equipped cabins (± 1,400 SF) - each sleeps 20 Conference Center, with commercial kitchen (2-story, ± 15,000 SF) Cabana Bath House (2-story, ± 2,400 SF)

± 19 Acres - Cranberry Township, Butler County Parcel ID: 130-4F44-36B & 130-4F44-36A Zoned “SP-1” Special Growth (a commercially-zoned district) Undeveloped land. ± 7 Acres - Cranberry Township, Butler County

Parcel ID: 130-4F44-35B* Zoned “R-1” Rural Residential Undeveloped land. Includes the lake.

* Per the “Post Closing Agreement”, dated 8/16/17, between Family Resources and Pikewood Land Partners LLC, this area consisting of 6.92 acres will be subdivided and conveyed back to Family Resources on or before 1/31/18.

Utility Providers Electric Penn Power (First Energy) Gas Columbia Gas Water West View Water Authority Sewage Marshall Township Municipal Sanitary Authority

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Location and Site Description

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Conference Center - Main Entrance.

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Above: Conference Center - Elevator Lobby. Below: Upper Level Meeting / Dining Hall.

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Conference Center - Upper Level Dining Hall / Meeting Space.

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Above: Conference Center - Lower Level Lounge. Below: Lower Level Multipurpose Room.

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Above: Lower Level Multipurpose Rooms. Below: Kitchen - Walk-in Freezer and Loading Dock.

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Conference Center: Kitchen and Serving Areas.

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Above: Kitchen Refrigerators. Below: Dishwasher and Skylight.

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Above: Commercial Kitchen and Ovens. Below: Range Hood and Fire Suppression System.

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Above: Three-Compartment and Hand Washing Sinks. Below: Ice Maker.

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All-Season Cabins (10 Cabins Total in Three Separate Groups / Clusters).

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Above: Iroquois Cabin. Below: Cabin Exterior.

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Cabin - Common Areas and Sleeping Quarters.

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Above: Cabin - Separate Mechanical Systems and Accessible Shower. Below: Lounge Area.

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Above: Sleeping Quarters. Below: Fully-equipped Bathrooms.

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Above: Athletic Field (± 1.75 Level Acres). Below: Picnic Shelter (one of four on the property).

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Above: Hand-carved Bench. Below: Basketball Courts.

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Swimming Pool and Mechanical Room.

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Above: Swimming Pool Pump House. Below: Pool - Cabana Bath House.

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Above: Tot Playground. Below: Lake and Surrounding Wooded Acreage.

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Above: Sports Courts (#35 on overview map). Below: Nanticoke Historical Cabin.

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Above: Gazebo and Picnic Area. Below: Arts and Science Center.

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Business Office Building and Parking Lot.

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Above: Main Parking Lot. Below: Main Entrance to Property from Freeport Road.

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Caution: This drawing is provided for general reference and no representation or warranty, expressed or implied, is being made by anyone as to its accuracy or completeness. The drawing may not reflect existing, as-built conditions.

All-Season Cabin - Typical Floorplan (± 1,400 SF)

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Conference Center

- Upper Level (± 7,500 SF)

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Conference Center

- Lower Level (± 7,500 SF)

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Cabana Bath House - Upper Level (± 1,145 SF)

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Cabana Bath House - Lower Level (± 1,228 SF)

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Offering Memorandum · Retreat & Conference Center on 58 Acres - Mars, PA . Property Information ....

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