201-215 stag industrial blvd, lake st. louis, mo 63367€¦ · marcus & millichap is pleased to...

201-215 Stag Industrial Blvd, Lake St. Louis, MO 63367

https://vimeo.com/221909301

https://vimeo.com/221909301

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 squarefootage 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 onlyand 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 Services, Inc. © 2015Marcus & Millichap ACT ID Y0260230

Financial Overview

Property Overview

Market Overview

Financial Overview……………………………….3 Rent Roll….…………………………………………..4

Building Abstract……………………………………5Floor Plan………………………………………………6Investment Overview…………………………….7Actual Property Photos………………………….8Drone Photos…………………………………………9Market Aerial Photo………………………………10Maps…………………………………………………….11-12

St. Louis Overview………………………………….13-15Demographics………………….…………………….16-17

Table of Contents | 2


Price $2,725,000

Gross Leaseable Area (GLA) 33,796 SF

Price/ SF $80.63

Cap Rate 7.69%

Net Operating Income $209,589

Year Built/Renovated 2002

Lot Size 3.17 Acres

Type of Ownership Fee Simple

Financial Overview | 3

Real Estate Taxes $44,000

Insurance $6,000

Common Area Maintenance (2017 Budget) $21,094

Management Fee of 5.00% $14,773

Total Expenses $85,867

Total Expenses per SF $2.54

Current Income

Scheduled Gross Rent: $214,833

Tenant Reimbursements: $88,199

Scheduled Gross Income: $303,031

Vacancy: ($7,576) 2.5%

Effective Gross Income: $287,880

Expenses: ($82,609)

NET OPERATING INCOME $209,589 7.69%

Capital Reserves: ($.20) $6,759

Potential Loan Payments: ($132,861)

Pre-Tax Cash Flow: $69,968 10.27%

Plus Principal Reduction: $46,909

Total Return Before Taxes: $116,877 17.16%

Proposed Loan Terms

First Loan Amount: $2,043,750

Interest Rate: 4.25%

Amortization Schedule: 25 Years

Term: 5 Years

Monthly Payment: $11,071.77

Annual Payment: $132,861.27


Rent Roll | 4

Suite TenantSquareFootage

% of Total Lease Start

Lease Expiration Monthly Rent Annual Rent

AnnualPSF Monthly CTI

201-203 AllCom Global Services

10,155 30.05% 12/1/2009 4/30/2020 $5,669.88 $68,038.56 $6.70 $169.25

205-209 Boombah 10,946 32.39% 6/1/2015 10/31/2021 $5,398.42 $64,781.04 $5.92 $182.43

211 Rexel, Inc. 4,407 13.04% 3/16/2016 3/31/2024 $3,026.14 $36,313.68 $8.24 $88.14

213-215 Lab Storage Systems

8,288 24.52% 1/1/2017 2/28/2027 $3,808.29 $45,699.48 $5.51 $172.67

TOTALS33,796 100.00% $17,903 $214,833 $6.36


Building Abstract | 5

Construction Type: Concrete Tilt Up

Drive-In’s: Four (12’ x 14’)

Clear Height: 21’

# of Dock Doors: 8/with Levelers

Dock Door Size: 9’x10’

Power: 1200 AMP/3 Phase

Parking:118 Spaces (3.47/1,000sf )

Sprinkler System Type: Wet


Floor Plan| 6


Investment Overview | 7

Investment Highlights

100% Occupied Class A Flex Building with Zero Near-Term Lease Rollover Risk

Located in St. Louis’ Affluent St. Charles County Submarket – 1.2% Flex Vacancy

New 10 Year Lease for Lab Storage Systems

Triple-Net Lease Structures with Below-Market Rents

Positioned with Immediate Access to I-64 and Lake St. Louis Boulevard Interchange

Situated Down the Road from Wal-Mart Supercenter and Lowe’s Home Improvement

Anticipated 10.4% 1-Mile Population Growth in Next 5 Years

Average Household Income of $92,000 -$100,000 within 1 ,5 and 10 miles

Marcus & Millichap is pleased to present for your acquisition review StagIndustrial.

Stag Industrial is a 33,796 square foot industrial building located along StagIndustrial Boulevard in Hawk Ridge Business Park. The flex property issituated off of State Road 364, which provides immediate access to Interstate264. The building sits just off of the intersection of SR364 and I-264, downthe street from the city’s main retail corridor. The property is located in theSt. Charles County Submarket, which is one of the most affluent submarketsin the St. Louis MSA. The St. Louis Metropolitan Statistical Area includes over2.8 million people and is the 20th largest MSA in the United States and the 4th

largest in the Midwest. St. Charles County is the 2nd most populous county inthe Great St. Louis metro.

The building is 100 percent occupied and offers triple-net lease structureswith staggered lease expirations. Lab Storage Systems occupies over 25percent of the gross leasable area of the building, and just signed a brandnew 10 year lease in January 2017. Rexel, Inc. occupies over 13 percent ofthe GLA and signed a new 8 year lease in March 2016. There is minimal near-term lease rollover with the first leasing not expiring until April 2020. Rexel,Inc. also has a rent increase scheduled for 2018, helping to hedge againstfuture inflation.

Stag Industrial is clearly a stand-out property in this market, with it’s highquality construction and well-kept common areas. This offering provides aninvestor with the opportunity to acquire a trophy asset in the fourth-largestMSA in the Midwest.


Actual Property Photos | 8


Drone Photos | 9


Market Aerial | 10


Local Map | 11


Regional Map | 12


St. Louis, MO | 13

OVERVIEW

ST. LOUIS

The St. Louis metro encompasses the city of St. Louis; the Missouri

counties of St. Charles, Jefferson, Franklin, St. Louis, Lincoln, Warren

and Washington; and the Illinois counties of Madison, St. Clair,

Macoupin, Clinton, Monroe, Jersey, Bond and Calhoun. The metro is

near the geographic center of the United States, within 500 miles of

one-third of the U.S. population, and has more than 2.8 million

residents. St. Louis is the most populous county with 1 million people.

The city of St. Louis, which is located at the confluence of the

Mississippi and Missouri rivers, is the only city in the metro with a

population of more than 300,000 citizens.

METRO HIGHLIGHTS

CENTRAL LOCATION

The central U.S. location and Mississippi River

accessibility allow for fast access to markets both

domestically and internationally.

EXCELLENT TRANSPORTATION SYSTEM

The St. Louis metro has extensive freight, rail and

sea transportation systems, providing shipping and

distribution of goods worldwide.

AFFORDABLE COST OF LIVING

Home prices are well below other large markets in

Midwestern states and the U.S. overall.


St. Louis, MO | 14

ECONOMY St. Louis is highly ranked for its logistics infrastructure, bolstered by its central

geographic location and easy access to major waterways. It is a significant inland port.

The region is emerging as a large financial services center, with Jones Financial locally

headquartered and Reinsurance Group-America as a major employer in the area.

Government entities pursue business development and provide resources for startups,

along with incubators with guidance and inexpensive office and lab space.

SHARE OF 2016 TOTAL EMPLOYMENT

MANUFACTURING GOVERNMENT

HEALTH SERVICES

EDUCATION AND

+

LEISURE AND HOSPITALITY FINANCIAL ACTIVITIES

CONSTRUCTION

PROFESSIONAL AND

BUSINESS SERVICES

OTHER SERVICES AND UTILITIES

TRADE, TRANSPORTATION INFORMATION

8% 16% 6%12% 12%

4%19% 2%5% 18%

MAJOR AREA EMPLOYERS

BJC Healthcare

The Boeing Co.

Scott Air Force Base

Washington University in St. Louis

Wal-Mart

SSM Healthcare

St. Louis University


St. Louis, MO | 15

The metro is expected to add nearly 80,000 people through 2021,

which will result in the formation of approximately 40,000

households.

A median home price below the national level has produced a

homeownership rate of 70 percent, which is well above the national

rate of 64 percent.

Roughly 31 percent of people age 25 and older hold bachelor’s

degrees; among those residents, 12 percent also have earned a

graduate or professional degree.

DEMOGRAPHICS

2016 Population by Age

0-4 YEARS

6%5-19 YEARS

19%20-24 YEARS

7%25-44 YEARS

26%45-64 YEARS

28%65+ YEARS15%

The metro boasts numerous public and private golf courses, more than 100 parks, 200 miles of trails and

the Gateway Arch. Many of St. Louis’ premier attractions, including the St. Louis Zoo, the St. Louis Art

Museum, the Missouri History Museum and the Municipal Opera, are located in Forest Park. The park

features golf courses and athletic fields. For sports fans, the area houses the St. Louis Cardinals, St. Louis

Rams and the St. Louis Blues. Nearby is the Lake of the Ozarks, offering destinations for hunting, fishing,

camping, hiking and spelunking. There are more than 40 colleges, universities and technical schools in the

metro, enrolling around 200,000 students a year.

QUALITY OF LIFE

38.9

2016MEDIAN AGE:

U.S. Median:

37.7

$56,700

2016 MEDIAN HOUSEHOLD INCOME:

U.S. Median:

$57,200

2.8M

2016POPULATION:

Growth2016-2021*:

2.7%

1.1M

2016HOUSEHOLDS:

3.2%

Growth2016-2021*:

SPORTS

ARTS & ENTERTAINMENT

EDUCATION


Demographic Summary | 16

Population

Households

Income

Race and Ethnicity

Employment

Geography: 5 Miles

Demographic data © 2012 by Experian/Applied Geographic Solutions.

In 2016, the population in your selected geography is 35,358. Thepopulation has changed by 149.21% since 2000. It is estimated that thepopulation in your area will be 40,603.00 five years from now, whichrepresents a change of 14.83% from the current year. The currentpopulation is 49.30% male and 50.70% female. The median age of thepopulation in your area is 35.93, compare this to the US average which is37.68. The population density in your area is 1,249.02 people per squaremile.

There are currently 12,831 households in your selected geography. Thenumber of households has changed by 150.26% since 2000. It is estimatedthat the number of households in your area will be 14,777 five years fromnow, which represents a change of 15.17% from the current year. Theaverage household size in your area is 2.72 persons

In 2016, the median household income for your selected geography is$79,012, compare this to the US average which is currently $54,505. Themedian household income for your area has changed by 22.67% since2000. It is estimated that the median household income in your area will be$98,115 five years from now, which represents a change of 24.18% fromthe current year.

The current year per capita income in your area is $36,881, compare this tothe US average, which is $29,962. The current year average householdincome in your area is $101,622, compare this to the US average which is$78,425.

The current year racial makeup of your selected area is as follows:89.24% White, 4.90% Black, 0.05% Native American and 2.67%Asian/Pacific Islander. Compare these to US averages which are: 70.77%White, 12.80% Black, 0.19% Native American and 5.36% Asian/PacificIslander. People of Hispanic origin are counted independently of race.

People of Hispanic origin make up 3.32% of the current year populationin your selected area. Compare this to the US average of 17.65%.

In 2016, there are 9,685 employees in your selected area, this is alsoknown as the daytime population. The 2000 Census revealed that67.97% of employees are employed in white-collar occupations in thisgeography, and 31.48% are employed in blue-collar occupations. In2016, unemployment in this area is 3.61%. In 2000, the average timetraveled to work was 31.00 minutes.

DEMOGRAPHICS


Demographic Report | 17

POPULATION 5 Miles 10 Miles 15 Miles

2021 Projection

Total Population 97,533 255,575 419,935

2016 Estimate


2010 Census


2000 Census


Daytime Population

2016 Estimate 72,209 193,776 327,252

HOUSEHOLDS 5 Miles 10 Miles 15 Miles

2021 Projection

Total Households 35,268 91,592 154,843

2016 Estimate


Average (Mean) Household Size 2.77 2.80 2.72

2010 Census


2000 Census


DEMOGRAPHICS

HOUSEHOLDS BY INCOME 5 Miles 10 Miles 15 Miles

2016 Estimate

$200,000 or More 6.09% 5.09% 6.20%

$150,000 - $199,000 7.82% 8.20% 8.04%

$100,000 - $149,000 22.34% 22.18% 21.00%

$75,000 - $99,999 16.86% 18.98% 18.04%

$50,000 - $74,999 19.29% 19.31% 18.98%

$35,000 - $49,999 11.13% 10.44% 11.11%

$25,000 - $34,999 6.32% 5.97% 6.27%

$15,000 - $24,999 4.89% 5.11% 5.60%

Under $15,000 5.25% 4.71% 4.75%

Average Household Income $99,551 $97,242 $99,599

Median Household Income $79,406 $80,707 $79,377

Per Capita Income $35,840 $34,655 $36,534

POPULATION PROFILE 5 Miles 10 Miles 15 Miles

Population By Age

2016 Estimate Total Population 85,027 227,439 384,301

Under 20 30.05% 29.20% 27.66%

20 to 34 Years 17.73% 17.62% 17.94%

35 to 39 Years 7.52% 7.05% 6.45%

40 to 49 Years 14.70% 14.59% 14.06%

50 to 64 Years 17.88% 19.26% 21.18%

Age 65+ 12.13% 12.26% 12.71%

Median Age 36.50 37.27 38.43

Population 25+ by Education Level

2016 Estimate Population Age 25+ 55,183 148,911 256,526

Elementary (0-8) 1.01% 1.17% 1.35%

Some High School (9-11) 4.11% 4.22% 4.41%

High School Graduate (12) 23.23% 26.02% 25.38%

Some College (13-15) 24.23% 23.55% 22.82%

Associate Degree Only 8.91% 9.37% 8.62%

Bachelors Degree Only 25.36% 23.38% 24.21%

Graduate Degree 12.93% 12.02% 12.80%

Time Travel to Work

Average Travel Time in Minutes 30 29 28

Marcus & Millichap hereby advises all prospective purchasers of Net Leased property as follows:

The information contained in this Marketing Brochure has been obtained from sources we believe to be reliable. However, Marcus & Millichap has not and will not verify any of this information, nor has

Marcus & Millichap conducted any investigation regarding these matters. Marcus & Millichap makes no guarantee, warranty or representation whatsoever about the accuracy or completeness of any

information provided.

As the Buyer of a net leased property, it is the Buyer’s responsibility to independently confirm the accuracy and completeness of all material information before completing any purchase. This Marketing

Brochure is not a substitute for your thorough due diligence investigation of this investment opportunity. Marcus & Millichap expressly denies any obligation to conduct a due diligence examination of this

Property for Buyer.

Any projections, opinions, assumptions or estimates used in this Marketing Brochure are for example only and do not represent the current or future performance of this property. The value of a net leased

property to you depends on factors that should be evaluated by you and your tax, financial and legal advisors.

Buyer and Buyer’s tax, financial, legal, and construction advisors should conduct a careful, independent investigation of any net leased property to determine to your satisfaction with the suitability of the

property for your needs.

Like all real estate investments, this investment carries significant risks. Buyer and Buyer’s legal and financial advisors must request and carefully review all legal and financial documents related to the

property and tenant. While the tenant’s past performance at this or other locations is an important consideration, it is not a guarantee of future success. Similarly, the lease rate for some properties, including

newly-constructed facilities or newly-acquired locations, may be set based on a tenant’s projected sales with little or no record of actual performance, or comparable rents for the area. Returns are not

guaranteed; the tenant and any guarantors may fail to pay the lease rent or property taxes, or may fail to comply with other material terms of the lease; cash flow may be interrupted in part or in whole due to

market, economic, environmental or other conditions. Regardless of tenant history and lease guarantees, Buyer is responsible for conducting his/her own investigation of all matters affecting the intrinsic value

of the property and the value of any long-term lease, including the likelihood of locating a replacement tenant if the current tenant should default or abandon the property, and the lease terms that Buyer may be

able to negotiate with a potential replacement tenant considering the location of the property, and Buyer’s legal ability to make alternate use of the property.

By accepting this Marketing Brochure you agree to release Marcus & Millichap Real Estate Investment Services and hold it harmless from any kind of claim, cost, expense, or liability arising out of your

investigation and/or purchase of this net leased property.

NET LEASED DISCLAIMER

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 indicate 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-ENDORSEMENT NOTICE

CONFIDENTIALITY & 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 prepare 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, not 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.

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201-215 stag industrial blvd, lake st. louis, mo 63367€¦ · marcus & millichap is pleased to...

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