OFFERING MEMORANDUM Sonterra Professional Building
Transcript of OFFERING MEMORANDUM Sonterra Professional Building
KW COMMERCIAL
1102 E. Sonterra Blvd, Suite 106
San Antonio, TX 78258LUKE LEGRANDAgent0 210.482.3200C [email protected]
Sonterra Professional Building
OFFERING MEMORANDUM
PRESENTED BY:
SAN ANTONIO, TX 78258
OFFERING MEMORANDUM
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KW COMMERCIAL
1102 E. Sonterra Blvd, Suite 106
San Antonio, TX 78258
Confidentiality & Disclaimer
LUKE LEGRANDAgent0 210.482.3200C [email protected]
All materials and information received or derived from KW Commercial its directors, officers, agents, advisors, affiliates and/or any third partysources are provided without representation or warranty as to completeness , veracity, or accuracy, condition of the property, compliance orlack of compliance with applicable governmental requirements, developability or suitability, financial performance of the property, projectedfinancial performance of the property for any party’s intended use or any and all other matters.
Neither KW Commercial its directors, officers, agents, advisors, or affiliates makes any representation or warranty, express or implied, as toaccuracy or completeness of the materials or information provided, derived, or received. Materials and information from any source, whetherwritten or verbal, that may be furnished for review are not a substitute for a party’s active conduct of its own due diligence to determine theseand other matters of significance to such party. KW Commercial will not investigate or verify any such matters or conduct due diligence for aparty unless otherwise agreed in writing.
EACH PARTY SHALL CONDUCT ITS OWN INDEPENDENT INVESTIGATION AND DUE DILIGENCE.
Any party contemplating or under contract or in escrow for a transaction is urged to verify all information and to conduct their own inspectionsand investigations including through appropriate third party independent professionals selected by such party. All financial data should beverified by the party including by obtaining and reading applicable documents and reports and consulting appropriate independentprofessionals. KW Commercial makes no warranties and/or representations regarding the veracity, completeness, or relevance of any financialdata or assumptions. KW Commercial does not serve as a financial advisor to any party regarding any proposed transaction.
All data and assumptions regarding financial performance, including that used for financial modeling purposes, may differ from actual data orperformance. Any estimates of market rents and/or projected rents that may be provided to a party do not necessarily mean that rents can beestablished at or increased to that level. Parties must evaluate any applicable contractual and governmental limitations as well as marketconditions,vacancy factors and other issues in order to determine rents from or for the property. Legal questions should be discussed by theparty with an attorney. Tax questions should be discussed by the party with a certified public accountant or tax attorney. Title questions shouldbe discussed by the party with a title officer or attorney. Questions regarding the condition of the property and whether the property complieswith applicable governmental requirements should be discussed by the party with appropriate engineers, architects, contractors, otherconsultants and governmental agencies. All properties and services are marketed by San Antonio Legacy Group in compliance with allapplicable fair housing and equal opportunity laws.
We obtained the information above from sources we believe to be reliable. However, we have not verified its accuracy and make no guarantee, warranty orrepresentation about it. It is submitted subject to the possibility of errors, omissions, change of price, rental or other conditions, prior sale, lease or financing, orwithdrawal without notice. We include projections, opinions, assumptions or estimates for example only, and they may not represent current or future performance ofthe property. You and your tax and legal advisors should conduct your own investigation of the property and transaction.
OFFERING MEMORANDUM
PRESENTED BY:
SAN ANTONIO, TX
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PROPERTY INFORMATION
1 | PROPERTY INFORMATION
EXECUTIVE SUMMARY
PROPERTY DETAILS
ADDITIONAL PHOTOS
ADDITIONAL PHOTOS
TENANT PROFILES
ADDITIONAL PHOTOS
ADDITIONAL PHOTOS
TENANT PROFILES
ADDITIONAL PHOTOS
1PROPERTY INFORMATIONSONTERRA PROFESSIONAL BUILDING
OFFERING MEMORANDUM
Executive Summary
SONTERRA PROFESSIONAL BUILDING 1 | PROPERTY INFORMATION
PROPERTY OVERVIEWThis nicely finished and well maintained 17,119 square foot officebuilding is located directly across the street from Stone OakMethodist Hospital near Loop 1604 and HWY 281. The SonterraProfessional Building is ideal for an investor looking to acquire aproperty located in a desirable area with a long term tenant in place.Keller Williams Legacy has occupied the majority of the space sinceconstruction was completed in February of 2005 and will sign a newten year lease upon closing of the sale. The remaining space inoccupied by Supreme Lending who has just recently signed a newthree year lease. Supreme Lending's space has been completelyrenovated recently with high end finishes. The building features arock and stucco exterior with a metal roof.
PROPERTY FEATURESIdeal location with easy access to Loop 1604 and Hwy 281
Countless Dining and Quick Service Restaurants Nearby
Total Population within 5 miles is 182,811
Average Household Income within 5 Miles is $100,353
Average House Value within 5 Miles is $260,253
SALE PRICE: $6,000,000
CAP RATE: 6.89%
NOI: $413,426
LOT SIZE: 1.47 Acres
BUILDING SIZE: 17,119 SF
BUILDING CLASS: B
YEAR BUILT: 2005
ZONING: C3
MARKET: San Antonio
SUB MARKET: Far North Central
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Property Details
SONTERRA PROFESSIONAL BUILDING 1 | PROPERTY INFORMATION
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PROPERTY NAME: Sonterra Professional Building
STREET ADDRESS: 1102 E. Sonterra Blvd.
CITY, STATE, ZIP: San Antonio, TX 78258
PROPERTY TYPE: Office
APN: 17225-003-0050
LOT SIZE: 1.47 AC
BUILDING CLASS: B
ZONING: C3
PARKING SPACES: 64
PARKING RATIO: 3.63
CROSS STREETS: Sonterra Blvd & Hardy Oak
YEAR BUILT: 2005
NUMBER OF STORIES: 1
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Keller Williams Legacy Lease Space
SONTERRA PROFESSIONAL BUILDING 1 | PROPERTY INFORMATION
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Additional Photos Of Keller Williams Space
SONTERRA PROFESSIONAL BUILDING 1 | PROPERTY INFORMATION
• Training Magazine ranks KW #1 training
organization across all industries
• Forbes ranks KW #3 on list of Happiest
Companies to Work for in 2017
• Entrepreneur Magazine Moved KW up 63
spots on Franchise 500 list of top
franchises
Tenant Profiles
SONTERRA PROFESSIONAL BUILDING 1 | PROPERTY INFORMATION
Keller Williams Legacy
Keller Williams Legacy has occupied the majority of the building since its completion in 2005 and willsign a new 10 year lease with 3 five year renewal options prior closing and funding of the sale. Leaseto be executed will be a NNN lease with Landlord responsibilities to include roof and structure.
Keller Williams Legacy is one of three Keller Williams franchises located in San Antonio, TX and hometo over 300 real estate agents.
Founded in 1983 in Austin, Texas, Keller Williams had a total of 32 agents that year who closed $28million in volume. Keller Williams has now surged past industry giants like RE/MAX, Coldwell Banker,and Berkshire Hathaway HomeServices to become the number one real estate franchise in agentcount, closed units, and closed sales volume in the United States. In 2017, the company’s 155,000U.S. agents closed more than 1 million units, generating more than $300 billion in sales revenue. Thisachievement in growth and volume is driven by the commitment and excellence of Keller Williams’agents and is among many the company has enjoyed.
At the core of Keller Williams' success lies the commitment to shared prosperity – a priority forgedmore than 30 years ago in that first ALC meeting. Each month, market centers share roughly half oftheir profit with the team members who helped achieve those gains. Since the inception of the profitshare program, Keller Williams has distributed more than $1 billion to associates who have helped thecompany grow. In 2017, the company distributed more than $174 million. In just the past four years,profit sharing has totaled more than in the preceding 21 years combined. As more agents and teamshave joined Keller Williams' ranks, the company has continued its climb, leading to its currentposition as the U.S. leader in agent count, closed units, and closed sales volume.
In the San Antonio market in 2017, the three Keller Williams offices closed 13,881 transactionstotaling $3.436 billion in sales volume surpassing its closest competition by over $2.2 billion in salesvolume . Keller Williams has a 20% market share in the San Antonio market with its closetcompetition being Re/Max at 7.16% market share, Coldwell Banker at 4.52% market share, andHome Team at 2.42% market share. Of the top five real estate offices in San Antonio, Keller Williamstook the top three spots.
Keller Williams Legacy Agent Count & Sales Volume By Year Since 19991999 - 27 Agents - $66M in written sales2000 - 43 Agents - $122M in written sales2001 - 52 Agents - $111M in written sales2002 - 78 Agents - $151M in written sales2003 - 113 Agents -$223M in written sales2004 - 153 Agents -$302M in written sales2005 - 144 Agents -$351M in written sales2006 - 184 Agents -$422M in written sales2007 - 207 Agents -$389M in written sales2008 - 211 Agents -$326M in written sales2009 - 222 Agents -$307M in written sales2010 - 212 Agents -$325M in written sales2011 - 210 Agents -$323M in written sales2012 - 215 Agents -$351M in written sales2013 - 208 Agents -$434M in written sales2014 - 261 Agents -$474M in written sales2015 - 279 Agents -$617M in written sales2016 - 302 Agents -$676M in written sales2017 - 323 Agents -$799M in written sales
KELLER WILLIAMS 2017 AWARDS
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Supreme Lending Lease Space
SONTERRA PROFESSIONAL BUILDING 1 | PROPERTY INFORMATION
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Additional Photos Of Supreme Lending Lease Space
SONTERRA PROFESSIONAL BUILDING 1 | PROPERTY INFORMATION
• Mortgage Executives Rank Supreme
Lending in the top 100 mortgage
companies in America over the last 6 years
• Supreme Lending ranks 23rd in top overall
volume
• Supreme Lending rank 16th in top retail
volume
Tenant Profiles
SONTERRA PROFESSIONAL BUILDING 1 | PROPERTY INFORMATION
Supreme Lending
Supreme Lending has just recently signed a new three year lease that willexpire in June of 2021 showing their commitment to the space. In addition,Supreme Lending has two (2) 36 month options to extend at market rent.The current lease with Supreme Lending is at $20.27/RSF which bumps to$20.98/RSF in June of 2019. Due to Supreme Lending's investment into thespace they were able to obtain a rental rate approximately 20% belowmarket. Landlord responsibilities in Supreme Lending's lease include roof,structure, fire sprinkler system maintenance, landscaping maintenance,parking lot, plumbing and electrical systems, & pest control. SupremeLending has 8 parking spots dedicated to their space per the lease.
Supreme Lending, one of the most respected Mortgage Bankers, wasestablished in 1999 by Scott Everett. Having an extensive business andmortgage background, Mr. Everett has secured the respect of mortgageprofessionals and is committed to attracting not only the most professionalloan officers but also the most cutting-edge loan products. With itsheadquarter located in Dallas, TX, Supreme Lending has an estimated 1,336employees and $306.5M in revenue. Supreme continues to grow by addingbranches, loan officers and support staff throughout the United States. WithSupreme Lending’s ever-expanding branch network and expert mortgageprofessionals, they take pride in offering their customers a wide variety ofloan products and committed to helping them achieve their dream of homeownership.
Supreme Lending is a mortgage originator and has built a level of trust withtheir investors, which translates into Supreme Lending’s ability tounderwrite, close, and fund loans that investors will buy. For the consumer itmeans low interest rates and closing costs, with fast turnaround time. Allloans are handled by licensed mortgage originators who personalize theloan process, while providing timely and informed communication with thecustomer.
The Supreme culture is one where the customer comes first. It is SupremeLending’s goal to build customers for life by helping home buyers achievetheir dreams. Supreme can offer competitive rates because it isstructured as a banker. They also have strong, lasting relationships with theinvestors that purchase their loans.
TENANT HIGHLIGHTS
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Common Areas
SONTERRA PROFESSIONAL BUILDING 1 | PROPERTY INFORMATION
LOCATION INFORMATION
2 | LOCATION INFORMATION
REGIONAL MAP
LOCATION MAPS
ADDITIONAL PHOTOS
ADDITIONAL PHOTOS
ADDITIONAL PHOTOS
ADDITIONAL PHOTOS
2LOCATION INFORMATIONSONTERRA PROFESSIONAL BUILDING
OFFERING MEMORANDUM
1102 E. Sonterra Blvd.
Regional Map
SONTERRA PROFESSIONAL BUILDING 2 | LOCATION INFORMATION
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Location Maps
SONTERRA PROFESSIONAL BUILDING 2 | LOCATION INFORMATION
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Aerial Photos
SONTERRA PROFESSIONAL BUILDING 2 | LOCATION INFORMATION
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Additional Aerial Photos
SONTERRA PROFESSIONAL BUILDING 2 | LOCATION INFORMATION
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Additional Aerial Photos
SONTERRA PROFESSIONAL BUILDING 2 | LOCATION INFORMATION
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Additional Aerial Photos
SONTERRA PROFESSIONAL BUILDING 2 | LOCATION INFORMATION
DEMOGRAPHICS
3 | DEMOGRAPHICS
DEMOGRAPHICS MAP
3DEMOGRAPHICSSONTERRA PROFESSIONAL BUILDING
OFFERING MEMORANDUM
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* Demographic data derived from 2010 US Census
Demographics Map
SONTERRA PROFESSIONAL BUILDING 3 | DEMOGRAPHICS
ETHNICITY 1 MILE 3 MILES 5 MILES
% HISPANIC 26.4% 28.3% 30.6%
RACE 1 MILE 3 MILES 5 MILES
% WHITE 84.5% 84.4% 84.1%
% BLACK 3.0% 3.5% 3.8%
% ASIAN 5.7% 4.7% 4.1%
% HAWAIIAN 0.0% 0.0% 0.0%
% INDIAN 0.2% 0.5% 0.6%
% OTHER 4.3% 4.2% 4.9%
POPULATION 1 MILE 3 MILES 5 MILES
TOTAL POPULATION 6,395 72,165 182,811
MEDIAN AGE 38.2 36.8 36.2
MEDIAN AGE (MALE) 36.9 36.5 35.6
MEDIAN AGE (FEMALE) 39.3 37.3 36.7
HOUSEHOLDS & INCOME 1 MILE 3 MILES 5 MILES
TOTAL HOUSEHOLDS 2,416 27,276 69,725
# OF PERSONS PER HH 2.6 2.6 2.6
AVERAGE HH INCOME $104,895 $105,391 $100,353
AVERAGE HOUSE VALUE $264,674 $253,005 $260,253
FINANCIAL ANALYSIS
4 | FINANCIAL ANALYSIS
RENT ROLL
INCOME & EXPENSES
FINANCIAL SUMMARY
4FINANCIAL ANALYSISSONTERRA PROFESSIONAL BUILDING
OFFERING MEMORANDUM
Rent Roll
SONTERRA PROFESSIONAL BUILDING 4 | FINANCIAL ANALYSIS
TENANTNAME
UNITNUMBER
UNITSIZE (SF)
LEASESTART
LEASEEND
ANNUALRENT
% OFBUILDING
PRICEPER SF/YR
Keller Williams Legacy 106 14,163 2/1/05 2/1/29 $353,508 81.18 $24.96
Supreme Lending 103 2,956 12/1/16 6/30/21 $59,918 16.94 $20.27
TOTALS/AVERAGES 17,119 $413,426 $24.15
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INCOME SUMMARY SONTERRA PROFESSIONAL BUILDING PER SF
Keller Williams Legacy Lease $353,508 $20.26
Supreme Lending Lease $59,918 $3.43
CAM & Expense Reimbursements $151,246 $8.67
GROSS INCOME $564,673 $32.37
EXPENSE SUMMARY SONTERRA PROFESSIONAL BUILDING PER SF
Common Area & Exterior Maintenance $8,402 $0.48
Insurance $5,973 $0.34
Management & Professional Fees $8,480 $0.49
Association Dues $4,286 $0.25
Taxes $94,202 $5.40
Utilities $11,196 $0.64
Repairs & Maintenance $13,032 $0.75
Miscellaneous / Security System Install $5,672 $0.33
GROSS EXPENSES $151,246 $8.67
NET OPERATING INCOME $413,426 $23.70
Income & Expenses
SONTERRA PROFESSIONAL BUILDING 4 | FINANCIAL ANALYSIS
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INVESTMENT OVERVIEW SONTERRA PROFESSIONAL BUILDING
Price $6,000,000
Price per SF $343.90
CAP Rate 6.89%
Cash-on-Cash Return (yr 1) 6.89 %
Total Return (yr 1) $413,426
Debt Coverage Ratio -
OPERATING DATA SONTERRA PROFESSIONAL BUILDING
Gross Scheduled Income $413,426
CAM & NNN Reimbursment $151,246
Total Scheduled Income $564,673
Vacancy Cost $0
Gross Income $564,673
Operating Expenses $151,246
Net Operating Income $413,426
Pre-Tax Cash Flow $413,426
FINANCING DATA EXAMPLE @ 70/30 LTV - 5% INTEREST WITH 20 YR AMORTIZATION SONTERRA PROFESSIONAL BUILDING
Down Payment $1,800,000
Loan Amount $4,200,000
Debt Service Annual $332,617.68
Debt Service Monthly $27,718.14
Principal Reduction (yr 1) $115,248.94
Financial Summary
SONTERRA PROFESSIONAL BUILDING 4 | FINANCIAL ANALYSIS
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ADDITIONAL INFORMATION
5 | ADDITIONAL INFORMATION
ADDITIONAL PHOTOS
FLOOR PLANS
FLOOR PLANS
FLOOR PLANS
FLOOR PLANS
SITE PLAN
CITY INFORMATION
INFORMATION ABOUT BROKERAGE SERVICES
5ADDITIONAL INFORMATIONSONTERRA PROFESSIONAL BUILDING
OFFERING MEMORANDUM
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Exterior Photos
SONTERRA PROFESSIONAL BUILDING 5 | ADDITIONAL INFORMATION
Overall Floor Plan
SONTERRA PROFESSIONAL BUILDING 5 | ADDITIONAL INFORMATION
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KW Legacy Floor Plan - 13,142 SF OR 14,163 RSF
SONTERRA PROFESSIONAL BUILDING 5 | ADDITIONAL INFORMATION
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Supreme Lending Floor Plan-2743 SF OR 2,956 RSF
SONTERRA PROFESSIONAL BUILDING 5 | ADDITIONAL INFORMATION
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Common Areas - 1234 SF
SONTERRA PROFESSIONAL BUILDING 5 | ADDITIONAL INFORMATION
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Site Plan
SONTERRA PROFESSIONAL BUILDING 5 | ADDITIONAL INFORMATION
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City Information
SONTERRA PROFESSIONAL BUILDING 5 | ADDITIONAL INFORMATION
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San Antonio, TX
San Antonio is the seventh largest city in the United States, with an estimated 2017
city population of over 1,500,000 and an estimated 2017 metro area population of
over 2,500,000. This metro area, known as Greater San Antonio, is continuously
expanding and has become one of the three fastest growing areas in the country.
The major employers in San Antonio help drive the city’s dynamic and diverse
economy with a healthy mix of business services and a rapidly growing biomedical
and biotechnology sector. San Antonio boasts an emerging new energy economy
and a varied manufacturing sector, producing goods that range from aircraft to
semiconductors to trucks, to name a few. Located in the southwest corner of The
Texas Triangle, San Antonio has historically been the economic hub of the region.
Many corporations have relocated to the Greater San Antonio Area, which is the
home of several Fortune 500 Companies like Valero Energy Corp., Tesoro
Corporation, USAA, CST Brands Inc., NuStar Energy, and Clear Channel
Communications as well as the Methodist Healthcare System and four military
bases. San Antonio’s economy is focused primarily within military, healthcare,
government civil service, oil and gas, tourism, financial services, cybersecurity,
aerospace, and automobiles. Recent companies to have expanded into this
market, which have added to the demand for housing, include Petco, Oracle,
Microsoft, Boeing, Toyota, and Medtronic. Also, large private companies such as
H-E-B, the 14th largest private company in the United States, create a bigger
demand for housing. San Antonio’s employment in 2016 was approximately
1,100,000, compared to 990,000 one year prior. The city’s unemployment rate is
3.2%, down from 3.7% one year ago, and lower than the national average of 5.0%
and the national average from a year ago of 5.7%.
11-2-2015
Information About Brokerage Services Texas law requires all real estate license holders to give the following informaƟon about
brokerage services to prospecƟve buyers, tenants, sellers and landlords.
TYPES OF REAL ESTATE LICENSE HOLDERS: .• A BROKER is responsible for all brokerage acƟviƟes, including acts performed by sales agents sponsored by the broker. • A SALES AGENT must be sponsored by a broker and works with clients on behalf of the broker.
A BROKER’S MINIMUM DUTIES REQUIRED BY LAW (A client is the person or party that the broker represents): • Put the interests of the client above all others, including the broker’s own interests; • Inform the client of any material informaƟon about the property or transacƟon received by the broker; • Answer the client’s quesƟons and present any offer to or counter-offer from the client; and • Treat all parƟes to a real estate transacƟon honestly and fairly.
A LICENSE HOLDER CAN REPRESENT A PARTY IN A REAL ESTATE TRANSACTION:
AS AGENT FOR OWNER (SELLER/LANDLORD): The broker becomes the property owner's agent through an agreement with the owner, usually in a wriƩen lisƟng to sell or property management agreement. An owner's agent must perform the broker’s minimum duƟes above and must inform the owner of any material informaƟon about the property or transacƟon known by the agent, including informaƟon disclosed to the agent or subagent by the buyer or buyer’s agent.
AS AGENT FOR BUYER/TENANT: The broker becomes the buyer/tenant's agent by agreeing to represent the buyer, usually through a wriƩen representaƟon agreement. A buyer's agent must perform the broker’s minimum duƟes above and must inform the buyer of any material informaƟon about the property or transacƟon known by the agent, including informaƟon disclosed to the agent by the seller or seller’s agent.
AS AGENT FOR BOTH - INTERMEDIARY: To act as an intermediary between the parƟes the broker must first obtain the wriƩen agreement of each party to the transacƟon. The wriƩen agreement must state who will pay the broker and, in conspicuous bold or underlined print, set forth the broker's obligaƟons as an intermediary. A broker who acts as an intermediary:
• Must treat all parƟes to the transacƟon imparƟally and fairly; • May, with the parƟes' wriƩen consent, appoint a different license holder associated with the broker to each party (owner and
buyer) to communicate with, provide opinions and advice to, and carry out the instrucƟons of each party to the transacƟon. • Must not, unless specifically authorized in wriƟng to do so by the party, disclose: ᴑ that the owner will accept a price less than the wriƩen asking price; ᴑ that the buyer/tenant will pay a price greater than the price submiƩed in a wriƩen offer; and ᴑ any confidenƟal informaƟon or any other informaƟon that a party specifically instructs the broker in wriƟng not to
disclose, unless required to do so by law.
AS SUBAGENT: A license holder acts as a subagent when aiding a buyer in a transacƟon without an agreement to represent the buyer. A subagent can assist the buyer but does not represent the buyer and must place the interests of the owner first.
TO AVOID DISPUTES, ALL AGREEMENTS BETWEEN YOU AND A BROKER SHOULD BE IN WRITING AND CLEARLY ESTABLISH: • The broker’s duƟes and responsibiliƟes to you, and your obligaƟons under the representaƟon agreement. • Who will pay the broker for services provided to you, when payment will be made and how the payment will be calculated.
LICENSE HOLDER CONTACT INFORMATION: This noƟce is being provided for informaƟon purposes. It does not create an obligaƟon for you to use the broker’s services. Please acknowledge receipt of this noƟce below and retain a copy for your records.
Licensed Broker /Broker Firm Name or Primary Assumed Business Name
License No. Email Phone
Designated Broker of Firm License No. Email Phone
Licensed Supervisor of Sales Agent/Associate
License No. Email Phone
Sales Agent/Associate’s Name License No. Email Phone
Regulated by the Texas Real Estate Commission
Buyer/Tenant/Seller/Landlord Initials
InformaƟon available at www.trec.texas.gov IABS 1-0
Date
TAR 2501
Keller Williams Legacy 504634 [email protected] 210-482-3200
Steven Gragg 315971 [email protected] 210-482-3200
Lisa LeGrand [email protected]
[email protected] LeGrand 210-843-5853
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