172 UNITS • MIDTOWN ATLANTA, GA
PROPERTY SUMMARY Address
470 16th Street Atlanta, GA 30363
County
Fulton County
Site Size: Units Year Built Net Rentable Area
2.31 Acres 172 Units 2007 151,455 SF
Average Unit Size
881 SF
Average Market Rent*
$1,286
Average Market Rent/SF* Occupancy* *As of 5-29-15
$1.46 91%
ATLANTIC SQUARE
INVESTMENT HIGHLIGHTS INVESTMENT OFFERING OVERVIEW Cushman & Wakefield is pleased to present Atlantic Square, a 172-unit residential community in Atlantic Station, Midtown Atlanta’s “City within a City.” Developed by nationally renowned CFLane (fka Lane Company) in 2007, Atlantic Square is a quintessential urban institutional asset. As West Midtown’s only institutional quality asset of its vintage without upgraded interior finishes, Atlantic Square is positioned as one of metro Atlanta’s best core-plus opportunities.
1
TRANSFORMATIONAL WEST MIDTOWN LOCATION CLOSE TO MIDTOWN & GA TECH
Situated on the west end of Atlantic Station, Atlantic Square offers a desirable location in vibrant West Midtown, Atlanta’s hottest new development submarket and popular area for Millennials. The property is just west of Midtown, which has had 7,400 new job announcements since October 2014, and north of Georgia Institute of Technology, a top ten public university that is a leading research and innovation hub. This area occupies a strategic central location between Buckhead and Downtown.
3
O N LY I N S T I T U T I O N A L C O R E - P L U S O P P O RT U N I T Y I N W E S T M I D TOW N
4
I M P R E S S I V E F I N A N C I A L S W I T H O P P O RT U N I T Y TO C O M P E T E W I T H N E W E R P RO D U C T
5
AT T R AC T I V E A S S U M A B L E D E B T W E L L B E L OW C U R R E N T I N T E R E S T R AT E S
As West Midtown’s only institutional quality asset of its vintage without newly upgraded interior finishes, Atlantic Square presents a true value-add opportunity. One of two already-upgraded units with stainless steel appliances, wood flooring, granite countertops, tiled backsplash, and modern fixtures, generated a $270 rent premium, reflecting a 30% return on cost of improvements.
Atlantic Square’s strong organic growth over the past five years has been attributable to unprecedented demand for in-town housing and to Atlantic Station’s transformation into a higher-end retail center. Atlantic Square’s effective rent has increased from $1.20/SF in 2010 to $1.47 in 2014. Implementation of the recommended VA program would elevate average subject rents to $1.65/SF, catapulting the property above similar vintage comparables and directly competing with new product.
2
AT L A N T I C S TAT I O N : A T L A N T A ’ S T R U E “ L I V E WORK PLAY” COMMUNITY
Atlantic Square is set apart from the competition by its inherent position in Atlantic Station, a 138-acre urban “mini city” in the heart of Midtown. This unique livework-play community represents one of the nation’s first successful models for smart growth and sustainable green development. With immediate access to Atlantic Station’s 2.7M SF retail district, glass office towers, hip restaurants, upscale residences, luxury hotels, and acres of parks, Atlantic Square residents enjoy a unique walkable living experience incomparable in the Southeast region.
The new owner has the opportunity to assume the current financing, which has a 3.70% interest rate. With the loan maturing in February of 2023, this gives the option for a debt service well below what one could achieve in today’s market. CUSHMAN & WAKEFIELD
ATLANTIC SQUARE
STRATEGIC WEST MIDTOWN LOCATION NEXT TO MIDTOWN AND GEORGIA TECH PROLIFIC RECENT MIDTOWN JOB ANNOUNCEMENTS COMPANY
JOBS ADDED
COMPANY
JOBS ADDED
COMPANY
JOBS ADDED
NCR
4,000
Pindrop
100
SoftWear Automation
25
Worldpay
1,200
Riskalyze
60
Coca Cola
Expansion
Kaiser Permanente
900
PureCars
50
The Home Depot
Potential Relocation
RIB Software AG
700
Bauerfeind
50
Tech Square Labs
Expansion
Earthlink
250
Southern Company
50
QTS
Relocation
Whole Foods
200
HubLogix
30
ATDC
Expansion
Total Jobs
7,615
DEMOGRAPHICS
Little Five Points Virginia Highlands
line Belt a t n Atla
Piedmont Park Atlanta Botanical Garden
1-MILE 45.6%
Avg HH Income
$92,164
Graduated College
73%
• Anthropologie • JCT Kitchen • Lululemon • Terminal West
• Westside Cultural Arts Center • Sid Mashburn • Bacchanalia • King Plow Arts Center • Miller Union
Piedmont Driving Club
Pershing Point Plaza
Pea cht ree
• The Optimist • Room & Board • Bartaco
Woodruff Art Center
Future IT Campus
U.S. NEWS & WORLD REPORT 2015 RANKINGS
• Antico Pizza
• No. 7 public university in the country
• Goat Farm Arts Center
• No. 4 undergraduate engineering college • No. 6 graduate engineering college • No. 1 industrial engineering program
Arts Center Station ett reee SSttr e tre
t ch ea P P tt eess W W gg rriinn SSpp
0 01 6, 1 -
aayy s/dd e l c hi Ve
tt eeee r r SStt
Endowment Academic Staff Students Campus Size
$1.88 billion 5,126 (Fall 2014) 23,109 total (Fall 2014) 373 Acres
Center for Puppetry Art
Savannah College of Art and Design
85
CUSHMAN & WAKEFIELD
Mid
Ansley Park
WEST MIDTOWN IS “SOHO OF ATLANTA”: INCLUDES 350K SF OF HIGH END RETAIL AND TOP RESTAURANTS, ONE OF ATLANTA’S EMERGING RETAIL AND ARTS DISTRICTS WITH CONTINUED RETAIL DEVELOPMENT UNDERWAY • West Egg
Colony Square
Str eeett
Pop. Growth (2000-2010)
Ponce City Mark
75
ATLANTIC SQUARE
Downtown Old 4th Ward Historical Park
Georgia Dome Centennial Olympic Park
ket Federal Reserve
dtown
5th Stree t Technology Square
Future Northside Hospital Midtown Campus
Georgia Tech Main Campus
10th Stre et 75
313,460 Vehic icle less/D /Daayy
85
Georgia World Congress Center Carriage Works
World Headquarters
Techwood Campus
Ho we ll M ill R o ad
10th Stre et
14th Sttrree t
Little Italia
Stree State
Westside
ive e Dr
14th Str treet
t
14,0 .069 Ve hiiccles//D Day Home Park
17th Street
BrickWorks
hsid Nort
Atlanta Waterworks
eet 16th Str 20,5 ,530 Ve hiiccles//D Day
5
17 th
1
ailway e rn R h t u o lk S Norfo
St re et
ay s /D icle eh 0 V , 57 25
ts
Future
FutureHeadquarters
LEGEND Office Retail Education Recreation Civic
New Stadium
reet Bishop St
CUSHMAN & WAKEFIELD
ATLANTIC SQUARE
ATLANTIC STATION: ATLANTA’S LIVE- WORK-PLAY MECCA DOWNTOWN
ATLANTIC STATION OFFICE TENANTS:
• Wells Fargo
• WorldPay
• BB&T
• Uber
• Arnall Golden & Gregory
• Square
• Burr & Forman Pandora • Georgia Tech Research Corp. • Booking.com
• Ogilvy & Matthew
MIDTOWN
• The Bank of the Ozarks • Thrive Senior Living
GEORGIA TECH
ATLANTIC STATION REGAL CINEMAS 16
PLANNED HINES OFFICE BUILDING Hines is planning new 220,000 SF “creative” office building that will accommodate 1,500 workers.
CUSHMAN & WAKEFIELD
ATLANTIC SQUARE
ATLANTIC STATION FLOURISHING UNDER NEW OWNERSHIP ATLANTIC STATION RETAIL: VACANCY DOWN, RENTS UP Asking Rent $34
• Introducing a 5-star hospitality and guest service program staffed by RitzCarlton trained professionals.
$32
• Completing a $2.5M parking deck makeover, enhancing security, ongoing video surveillance, smoking ban, and zero-tolerance code of conduct policy.
$30
• Launching an industry leading social media campaign that ranks as the highest social media influcence of any shopping venue in the US. • Generating more traffic through special events that attract 9 million annually.
Vacancy % 12.0% 11.0% 10.0% 9.0%
Asking Rent
• Reworking retail mix to resonate with young and affluent urban Millennials.
Vacancy %
NORTH AMERICAN PROPERTIES HAS TRANSFORMED THE 586,000 SF ATLANTIC STATION RETAIL COMPONENT BY:
8.0%
$28
7.0% 6.0%
$26
5.0%
$24 $22
4.0% 1Q 2Q 3Q 4Q 1Q 2Q 3Q 4Q 1Q 2Q 3Q 4Q 1Q 2Q 3Q 4Q 2011 2011 2011 2011 2012 2012 2012 2012 2013 2013 2013 2013 2014 2014 2014 2014
3.0%
RESULT HAS BEEN OVERWHELMINGLY SUCCESSFUL: • Retail sales are up $140 PSF, an average 15% YoY increase. • 34 new retail leases bringing blend of local, regional and national retailers, including Which Wich, BGR: The Burger Joint, Meehan’s Public House, and microbrew specialist Yard House.
$1,700 WEST MIDTOWN APARTMENT RENT GROWTH
• 20 new office leases, mostly new technology companies including Uber and Square.
$1,600
• Retail asking rent has increased from $25 PSF to $33 PSF and apartment rent has increased from $1,418 to $1,633.
$1,500
$1,650
$215 increase
$1,550 $1,450 $1,400 $1,350 $1,300 $1,250 $1,200
1Q 2010
3Q 2010
1Q 2011
3Q 2011
1Q 2012
3Q 2012
1Q 2013
3Q 2013
1Q 2014
3Q 2014
1Q 2015
CUSHMAN & WAKEFIELD
ATLANTIC SQUARE
UNIQUE URBAN VALUE-ADD OPPORTUNITY $2,500
$2,300 $2,300 $2,300 $2,400
$2,200 $2,200 $2,200 $2,300 $2,100 $2,100 $2,100 $2,200 $2,000 $2,000 $2,000 $2,100 $1,900 $1,900 $1,900 $2,000 Monthly Rent
New ownership has the strategic opportunity to continue with this program and elevate the property’s overall market position within the West Midtown submarket.
LINEAR REGRESSION ANALYSIS
$2,400 $2,400 $2,400
$1,900 $1,800 $1,800 $1,800 Monthly Rent
Given its exemplary Atlantic Station location and striking urban architecture, Atlantic Square’s full investment potential remains unfulfilled, as all unit interiors have not been upgraded with 2015 finishes. One of two already-upgraded units (SS appliances, granite countertops, new cabinets, tiled backsplash, new plumbing fixtures, track lighting, ceiling fans, plank flooring, bathroom lighting/hardware) leased at a $270 premium.
$2,500 $2,500 $2,500
Monthly Rent Monthly Rent
RARE OPPORTUNITY TO ACQUIRE BELOW REPLACEMENT COST AND COMPETE WITH NEWER URBAN PRODUCT
$1,800 $1,700 $1,700 $1,700 $1,700 $1,600 $1,600 $1,600 $1,600
$1,500 $1,500 $1,500 $1,500
$1,400 $1,400 $1,400
MAXIMUM VALUE-ADD STRATEGY: ORIGINAL FINISH SUBJECT UNIT
$1,400
$1,300 $1,300 $1,300
RENOVATED SUBJECT UNIT
$1,300
new
$1,200 $1,200 $1,200 $1,200
$1,100 $1,100 $1,100 $1,100
new
old
new
$1,000 $1,000 $1,000 $1,000
$900 $900 $900 $900 550550 550 550 650650650 650 750750750
750 850850 850
850 950950 950
9501,050 1,050 1,050
1,050 1,150 1,150 1,150
Atlantic Atlantic Square Square Atlantic Square Atlantic Square
Unit Unit SF SF Unit SF Unit SF 17 17 West West (Park 17 (Park West District, District, (Park UGUG District, Rents) Rents) UG Rents) Elan Elan Westside Westside Elan Westside 17 West (Park District, UG Rents) Elan Westside
Walton Walton Westside Westside Walton Westside Walton Westside
Steelworks Steelworks (Lease-up) Steelworks (Lease-up) (Lease-up) Steelworks (Lease-up)
1,150 1,250 1,250 1,250
1717 17 West West (ICON 17 (ICON West City, City, (ICON UG Rents) City, Rents) UG Rents) West (ICON City, UGUG Rents)
SELECT COMPARABLE SUMMARY COMMUNITY NAME
ELAN WESTSIDE
WALTON WESTSIDE
EFF. RENT
UNIT SIZE
RENT PSF
17 West - Park District Upgraded
$1,424
983
$1.45
17 West - Icon City Upgraded
$1,557
976
$1.60
Walton Westside
$1,803
903
$2.00
Elan Westside (Lease-up)
$1,350
860
$1.57
Steelworks (Lease-up)
$1,682
864
$1.95
$1,250
881
$1.42
Atlantic Square
$8,000/unit* expected cost to implement CUSHMAN & WAKEFIELD
$250
expected average premium
38%
expected return on investment
1,250
RECOMMENDED UPGRADES • Stainless Steel GE • Plank Flooring throughout Appliances • Tiled Backsplash • Granite Countertops • New Lighting and (kitchen+bath) Hardware • Plumbing Fixtures • Ceiling Fan in Living Room (kitchen+bath)
ATLANTIC SQUARE
OPPORTUNITY TO COMPETE WITH NEW MIDTOWN PRODUCT ATLANTIC SQUARE POST RENOVATION WILL COMPETE WITH NEW MIDTOWN PRODUCT Following the suggested value-add improvements, Atlantic Square will surpass similar vintage West Midtown comparables, yet remain a value provider to newer product. ATLANTIC SQUARE VS. MIDTOWN COMPS $2.80 $2.60
$2.61 $2.37
$2.40
Rent PSF
$2.20 $1.95
$2.00
$1.78
$1.80
$1.65
$1.60
$1.60
$1.57 $1.45
$1.42
$1.40 $1.20 $1.00 77th 12th (2013)
Skyhouse Midtown (2013)
Steelworks (2014)
Walton Westside (2014) Atlantic Square Post VA
DRAMATIC INCREASE IN EFFECTIVE RENT
17 West - Icon City (2006)
Elan Westside (2014)
17 West - Park District Atlantic Square (2008) (2004)
EFFECTIVE RENT (PER UNIT) $1,300
Atlantic Square experienced a dramatic increase in effective rent from 2010 to 2014. This is attributable to Atlantic Station’s revamped retail under its North American Properties ownership, along with high demand market conditions in the Midtown submarket.
$220 increase $1,250
Effective Rent
$1,200
$1,150
$1,100
$1,050
$1,000 2010
2011
2012
2013
2014
CUSHMAN & WAKEFIELD
ATLANTIC SQUARE
CUSHMAN & WAKEFIELD
ATLANTIC SQUARE
COMMUNITY AMENITIES
RESIDENCE FEATURES
• Structured Parking Deck • Controlled Building and Parking Access • Courtyard Swimming Pool • Zero-Edge Poolside Fountain • Fully-Equipped Fitness Center • Resident Business Center • Cyber Café with Plasma Screen TV • Wi-Fi Throughout Amenity Areas • Picnic Area with Grills • Car Care Center w/Vacuum • Bark Park with Pet Stations • Laundry Facility • Storage Rooms Available • Central Mail Station • Central Trash Compactor
• Stunning Atlantic Station and Skyline Views Available • Gourmet Kitchens with Cherry Cabinets and Black Appliances • Stainless Steel Appliances* • Granite Countertops* • Tiled Backsplash* • Upgraded Fixtures/Lighting* • FF Refrigerator with Icemaker • Microwave Oven • Washer and Dryer Appliances • Nine-Foot Ceilings • Ceiling Fans • Track Lighting • Walk-in Closets • Garden Tubs in Master Bath • Double Sink Vanities* • Paneled Doors • Private Terraces & Verandas* • Fenced Patio* • Plank Flooring* *Select Units
UNIT MIX TYPE 1BR-1BA, Gdn 1BR-1BA, Gdn 1BR-1BA, Gdn 2BR-1BA, Gdn 2BR-2BA, Gdn 2BR-2BA, Gdn 2BR-2BA, Gdn 2BR-2BA, Gdn 2BR-2BA, Gdn Total / Avg.
FLOORPLAN Uptown Midtown Downtown Atlantic Central Station Park Avenue Park Plaza Cosmopolitan Metropolitan
# UNITS 83 5 5 5 40 20 5 4 5 172 Units
SIZE (SF) 750 SF 750 SF 800 SF 972 SF 989 SF 1,051 SF 1,090 SF 1,135 SF 1,205 SF 881 SF Avg. CUSHMAN & WAKEFIELD
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Please visit our website, www.apartments.cushwake.com/atlanta, to sign a Confidentiality Agreement and gain access to the Offering Memorandum.
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MIKE KEMETHER Multifamily Advisory Group Jonesboro Executive Vice President 404.853.5269
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BRANDON WHITESELL - LEAD Multifamily Advisory Group Morrow Executive Vice President Riverdale 404.853.5200
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J. CHRISTOPHER SPAIN Multifamily Advisory Group Executive Vice President 404.853.5234
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CUSHMAN & WAKEFIELD 55 Ivan Allen Jr. Blvd., Suite 700, Atlanta, GA 30308 Phone: 404.875.1000 | Fax: 404.853.5248 www.apartments.cushwake.com/atlanta
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23
Blvd
Pat Mell Rd
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DOBBINS AFB
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Rd l Rd Winters Chape
ta
Peachtree Dunwoody Rd
an
wy
Dr
Delk Rd Atl
CHATTAHOOCHEE RIVER NATIONAL RECREATION AREA
Sandy Springs
n nso Rd Joherry F
St
Mt.Ve
d ill R
Rd Abernathy
ide ers Riv
w Po
ngs
Spri
swel l Rd
ry Rd rs Fer Powe
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Dunwoody Ashford Dunwoody Rd
wy b Pk
S. Marie tta Pkwy
Darymple Dr
ll Rd
r Mi Pape
Low er Ro
yM Till
Roswell St
Cob
las
Dal
n Ferry Rd
120
Marietta y Hw
Barn
ett Br
idge
Rd