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EXHIBIT 1
<br />RECOMMENDATIONS
<br />SANTA ANA - CENTRAL POINTE
<br />MAY 2020
<br />Project Summary
<br />Location: • Central Orange County, in the City of Santa Ana
<br />Santa Ana is the County seat, with county, state and federal offices all located in Downtown
<br />Eastern edge of the city, just east of 1-5, at the northwest corner of 4th Street and Cabrillo Park Drive
<br />• 1-5, the West Coast's primary north/south connector, directly fronts the site, connecting renters to major job centers throughout Orange
<br />and LA Counties
<br />Santa Ana Metrolink Station is just under a mile northeast of the property, linking the site to Southern California's growing rail hub
<br />• Downtown Santa Ana, a major regional food and entertainment destination, is just over a mile west of the project
<br />Description: • 644 apartment units and 15,200 of street level retail in two 5 story, wrap style buildings
<br />o 7 stories of parking (with semi -sub); some street front surface parking for retail
<br />8.35-acre site - 80.9 dwelling units per acre
<br />• Extensive community amenity program include two roof top courtyards with pools and large community park central to the project
<br />• Interior unit specifications on par with best -in -class, Orange County Class "A" rental market
<br />Marketability Metrics
<br />Market • RegionaiAccessibiiity 1-5 and the Santa Ana Metrolink Station are both proximate to the site
<br />Strengths:
<br />• Proximity to In addition to downtown Santa Ana, multiple major Orange County employment cores are located within a
<br />White Collar Jobs five -mile radius, including South Coast Metro, Irvine Business Complex and Anaheim/Orange
<br />• Arts and Dining o Project is located proximate to the city's Artists Village, home to numerous galleries and popular restaurants that
<br />Destination possess regional draws
<br />• Lack of Class o The city is under -supplied with luxury, "Class A" apartment product
<br />Institutional Supply - Santa Ana's gentrification to date has focused primarily on retail and office redevelopment
<br />o Indicative of the City's housing shortage, the City boasts a jobs to housing ratio of 1.2, higher than the County
<br />average of 1.1
<br />Market • Distressed The rise of e-commerce has had a significant negative impact on "brick- and -mortar" retailers, leading to store
<br />Challenges Retail Environment closures across the retail landscape. The negative effects of e-commerce have been especially apparent during
<br />the current pandemic which has served to accelerate store closings
<br />Multi -Family Program & Recommended Rents
<br />Positioning • Subject site base rents are positioned slightly below the top of upscale, low-rise competitive set in Central Orange County
<br />Thesis: Top -of -market positioning is merited by the project's downtown Santa Ana location, Orange County's only authentic, walkable Downtown
<br />neighborhood, accessibility to the 5 freeway, planned high level of amenities, and interior unit specifications
<br />Average base rent of $3.14 PSF positions the project generally in line with Eleven 10 ($3.12), a project with a superior location in the
<br />Platinum Triangle in Orange
<br />Arnel Program TCG Recommended Rents
<br />MF Unit Mix Den/ Unit Base Rent Avg. Premium Average Rent
<br />Program: Floorplan Num. Perc. Beds Loft Bath Size $ $/sf $ % $ $/sf
<br />S1 19 3% 0 --- 1 518 $2,080 $4.02 $62 3.0% $2,142 $4.14
<br />S2 20 3% 0 --- 1 543 $2,120 $3.90 $64 3.0% $2,184 $4.02
<br />1 B - 1 122 19% 1 1 683 $2,425 $3.55 $73 3.0% $2,498 $3.66
<br />1 B - 2 176 27% 1 --- 1 726 $2,485 $3.42 $75 3.0% $2,560 $3.53
<br />1 B - 3 3 0% 1 --- 1 728 $2,590 $3.56 $78 3.0% $2,668 $3.66
<br />1 B - 5 5 1 % 1 --- 1 750 $2,545 $3.39 $76 3.0% $2,621 $3.50
<br />1 B - 4 20 3% 1 --- 1 752 $2,550 $3.39 $77 3.0% $2,627 $3.49
<br />2B - 1 140 22% 2 --- 2 1,066 $3,061 $2.87 $92 3.0% $3,153 $2.96
<br />2B - 3 68 11% 2 --- 2 1,071 $3,069 $2.87 $92 3.0% $3,162 $2.95
<br />2B - 2 40 6% 2 --- 2 1,148 $3,195 $2.78 $96 3.0% $3,291 $2.87
<br />3B - 1 25 4% 3 --- 3 1,274 $3,400 $2.67 $102 3.0% $3,502 $2.75
<br />3B - 2 6 1% 3 --- 3 1,339 $3,680 $2.75 $110 3.0% $3,790 $2.83
<br />Total 644 100% 560,650 $1,758,803 $1,811,567
<br />Average 871 $2,731 $3.14 $82 $2,813 $3.23
<br />Commercial Program and Recommended Rents
<br />Commercial • TCG recommends an average rent of $30 PSF per year (NNN) for the 15,200 SF of retail
<br />Program: • Rent recommendations are in line with mixed -use analogs in Orange County - namely Pinnacle at MacArthur Place (local to Santa Ana) and
<br />Pinnacle at Fullerton (downtown Fullerton address)
<br />• Recommended rents are positioned at the top of the 4th Street / Irvine Boulevard corridor
<br />• TCG projects a slow to moderate paced lease -up, based primarily on the relative low rate of occupancy at the Pinnacle at MacArthur Place project
<br />20233.00 RecComps: Rec THE CONCORD GROUP
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