Starbucks, Mattress King, Zoës Kitchen...The company offers its products under the Starbucks, Tazo...

Starbucks, Mattress King, Zoës Kitchen 1130 Woodruff Road, Greenville, SC 29607

For investment information:J. Tyson Glasser, CCIM • Investment Sales [email protected] • 864.263.5427 o • 404.435.6312 c

11,061 Square Feet$5,525,000 6.45% Cap Rate

Table of ContentsExecutive Summary Investment Overview..........................................................3 Financial Highlights.............................................................4 Rent Roll...................................................................................5

Property Overview Site Plan...................................................................................6 Property Photos................................................................7-8 Aerial.........................................................................................9

Tenant Overview Tenant Profiles.....................................................................10

Area Overview Trade Area Photos........................................................11-13 Location Map.......................................................................14 Market Profile................................................................15-16 Demographics.............................................................17 -20

Table of Contents Investment OverviewLocation: Upstate South Carolina at the intersection of I-85 and SC Hwy 146 (Woodruff Road) about 7 miles from downtown Greenville and 7 miles from Greenville-Spartanburg International Airport

Land Size: +/- 1.13 Acres

Building Size: +/- 11,061 Square Feet

Building Age: New construction completed in December 2013

Occupancy: 100% leased to 3 tenants

Tenant Lineup: Mattress King 6,501 SF 58.8%

Zoës Kitchen 2,770 SF 25.0%

Starbucks 1,790 SF 16.2%

11,061 SF 100%

Guarantors: All corporate (See Rent Roll for more details)

Lease Types: Triple Net with minimal Landlord obligations

Lease Commencement: October 2013 - January 2014 (See Rent Roll for details)

Base Lease Terms: 7-10 years (See Rent Roll for details)

Option Terms: 2-4 for 5-7 years each (See Rent Roll for details)

Landlord Responsibility: CAM/Tax/Insurance billing, Roof/Structure/Parking Lot

Repairs, Minimal maintenance

Tenants Responsibility: CAM/Tax/Insurance/Management expenses

Frontage: +/- 177 feet on Woodruff Road and visibility from I-85

Signage: Each storefront and sides of building with elevated

monument on Woodruff Road

Access: 2 entrances/exits on easement drive with direct access to

Woodruff Road and drive thru access for Starbucks

Parking: +/- 65 spaces with 3 handicap spaces

Zoning: C-2, Commercial

Declaration: Property subject to easement and restriction agreements

with adjacent properties

Co-Tenancy: None

Traffic Counts: +/- 35,000 on Woodruff Road and +/- 95,000 on I-85/385

DEMOGRAPHIC SUMMARY - 2014

3 Mile 5 Mile 7 MilePOPULATIONHOUSEHOLDSAVERAGE HH INCOMEMEDIAN HH INCOME

45,237 147,538 257,79920,557 60,149 104,558$77,645 $80,012 $74,061$57,260 $55,455 $51,786

Financial HighlightsPurchase Price: $5,525,000

Cap Rate: 6.45% based on Year 2 projected NOI

Base Rental Income: $369,315.00 (Years 1-5)

Reimbursements: $62,494.65 (estimated Year 2)

Administrative Fees: $912.01 (10% of CAM for Starbucks and Mattress King)

Gross Potential Income: $432,721.66 (estimated Year 2)

Vacancy Factor: $12,981.65 (3% of GPI)

Expenses: CAM, Taxes, Insurance estimated at $5.65 PSF in Year 2 ($62,494.65)

Management Fee: Included in CAM expenses

Capital Reserves: $1,106.10 ($0.10 PSF)

Net Operating Income: $356,139.26 (projected Year 2)

Assumable Financing: Property delivered free and clear of debt at close of escrow

Proposed Financing: 65-70% loan-to-value ($1.65-1.95M down payment)

7-10 year term

20-25 year amortization

4.25-4.50% interest rate

$233,462.03 annual debt service (using 65% LTV, 25 year amortization, 4.25% interest)

$122,677.23 after debt cash flow (years 1-5)

6.35% cash-on-cash return (years 1-5)

Tenant Financials: Available online or from broker after

execution of a confidentiality agreement

Rent Roll

Notes

1. Starbucks can terminate anytime after 5 years with 180 days notice and payment of a termination fee (amortized balance of leasing commission plus tenant improvement allowance).2. Starbucks year 1 CAM capped at $1.75 PSF with 5% annual increase caps (all tenants have 5% annual increase caps).3. Sleepy’s, LLC owns Mattress Discounters Operations, LLC and is responsible for the lease. Store and lease name will change to Sleepy’s once they open a distribution center to serve the SC market. 4. Zoes Kitchen lease guaranteed by Zoes Kitchen USA, LLC

Suite Tenant SquareFeet

LeaseStart

LeaseEnd

RentPSF

AnnualRent

Rent Bumps

CAM/Tax/Insurance

Admin.Fee

Options(5 years each)

A Starbucks (Starbucks Corporation) 1,790 10/28/13 2/29/24 $37.00 $66,230.00 None NNN 10%

of CAM

Option 1: $42.55 Option 2: $46.81 Option 3: $51.49 Option 4: $56.63

BMattress King

(Mattress Discounters Operations, LLC)

6,501 12/19/13 11/30/20 $31.50 $204,750.00 None NNN 10% of CAM

Option 1: $34.65 Option 2: $38.11

CZoes Kitchen

(Zoes South Carolina, LLC)

2,770 1/9/14 1/31/24 $35.50 $98,335.00 10% in Year 6 NNN None

Option 1: $42.96 Option 2: $47.25 Option 3: $51.98

TOTALS 11,061 $369,315.00

A Starbucks(Starbucks Corporation)

1,790 10/28/13 2/29/24 $37.00 $66,230.00 None NNN 10% of CAM

Option 1: $42.55Option 2: $46.81Option 3: $51.49Option 4: $56.63

C Zoës Kitchen (Zoes South Carolina, LLC)

2,770 1/9/14 1/31/24 $35.50 $98,335.00 10% in year 6 NNN None

Option 1: $42.96 Option 2: $47.25 Option 3: $51.98

TOTALS 11,061 $369,315.00

BMattress King

(Mattress Discounters Operations, LLC)s

6,501 12/19/13 11/30/20 $31.50 $204,750.00 None NNN 10% of CAM

Option 1: $34.65Option 2: $38.11

Property Photos

Property Photos

To Atlanta150 miles

To Charlotte100 miles

To Downtown Greenville6 miles

To Atlanta150 miles

To Columbia100 miles

Downtown Greenville

Tenant OverviewStarbucks Corporation operates as a roaster, marketer, and retailer of specialty coffee worldwide. According to its annual report, Starbucks will have over 20,000 retail stores on 6 continents by the end of 2014. Its stores offer regular and decaffeinated coffee beverages, Italian-style espresso beverages, cold blended beverages, iced shaken refreshment beverages, premium Tazo teas, packaged roasted whole bean and ground coffees, Starbucks VIA Ready Brew soluble coffees, Starbucks coffee and Tazo tea K-Cup portion packs, Starbucks Refreshers beverages, juices, and bottled water. The company’s stores also provide various food items, including pastries, prepared breakfast and lunch sandwiches, oatmeal, and salads. In addition, it licenses the rights to produce and distribute Starbucks branded products to The North American Coffee Partnership with the Pepsi-Cola Company, as well as licenses its trademarks through licensed stores, grocery, and national foodservice accounts. The company offers its products under the Starbucks, Tazo tea, Seattle’s Best Coffee, Starbucks VIA Ready Brew, Starbucks Refreshers, Evolution Fresh, La Boulange, and Verismo brand names. Starbucks Corporation was founded in 1985 and is based in Seattle, Washington. Starbucks is traded on NASDAQ as SBUX. www.starbucks.com

Zoës Kitchen is a fast casual restaurant chain headquartered in Birmingham, Alabama, United States. Serving a menu of variety of chicken salad, pasta salad, pitas and grilled chicken sandwiches, the chain has grown to include 71 locations across 12 states with plans to expand further. Zoës’ menu features Mediterranean-inspired comfort food with made-from-scratch recipes using fresh ingredients.

Zoës Kitchen is a natural extension of Zoë Cassimus’ lifetime of cooking for family and friends. Inspired by Zoë’s original recipes and her simple, fresh-from-the-garden sensibility, we start every day by making the food from scratch onsite at each restaurant. Our dishes are wholesome; our portions generous. It’s Mediterranean-inspired comfort food with customers’ dietary concerns in mind--nothing fried with gluten-free and vegetarian options. Zoë means “life” in Greek. Why not live it to the fullest with tasty food shared among close friends and family? www.zoeskitchen.com

Sleepy’s®, The Mattress Professionals® is a privately-owned fourth-generation company with over 900 retail locations in seventeen states, spanning from Maine to South Carolina and available nationally through www.sleepys.com. Sleepy’s has 7 state-of-the-art distribution centers located throughout the country and delivers over 3,000 mattresses every day. Throughout Sleepy’s 55-year history, the company has remained committed to improving lives through better sleep with its extensive selection of America’s top brands, including Sealy Posturepedic, Simmons Beautyrest, Stearns & Foster and more. Their innovative sleep products include the latest in cooling gel, latex and memory foam mattresses, like the world-famous Tempur-Pedic. Sleepy’s fast delivery service ensures you won’t have to wait to get a better night’s sleep, and their knowledgeable mattress professionals will guide you to your perfect mattress. Sleepy’s is nationally accessible through Sleepys.com. Sleepy’s – Everything is possible with a great night’s sleep.® www.sleepys.com

Trade Area Photos

Trade Area PhotosTrade Area Photos

Trade Area Photos

Location Map

Market Profile

Greenville is located in the Piedmont region of South Carolina in the foothills of the Blue Ridge Mountains. The area, commonly referred to as the Upstate, includes Greenville, Spartanburg, Anderson, Pickens and Cherokee counties and the cities of Anderson, Clemson, Greenville, Simpsonville, Greer and Spartanburg.

Economy

Home to internationally recognized industries, Greenville is the economic center of the Upstate. Greenville’s ability to attract both small local companies and major international corporations is the result of an uncommon cooperation between city government and the private sector. Recognized as a leader in developing public/private partnerships, Greenville’s entrepreneurial spirit and strong workforce creates an incredible magnet for business. In addition, Greenville is located in the heart of a right-to-work state and a foreign trade zone.

With more than 250 international firms, the Upstate boasts the highest international investment per capita in the nation. Greenville is home to such national and international corporations as Fluor and Hubbell Lighting - with BMW and Michelin North America located nearby.

Transportation

Strategically situated along the mega-growth I-85 corridor between Atlanta, GA, and Charlotte, NC, Greenville is easily accessible via air, road and rail. Greenville is located 100 miles from the capitol city of Columbia and only 200 miles from the Port City of Charleston. Greenlink is the Greenville area public transportation service. Greenlink offers 11 fixed routes to destinations all across Greenville County. All Greenlink buses are wheelchair accessible, and each Greenlink bus is equipped with a bike rack to make commuting easier for bike riders. The Greenlink system

also features GAP, a complimentary ADA paratransit service provided for individuals who, because of their disability, are unable to use Greenlink’s fixed route bus service. The City entered into a partnership with the Greenville Drive Baseball Team to make the trolleys available to the public. The Greenville Drive owns the two trolleys, and the City operates and maintains them. Best of all, downtown trolley service is provided to all free of charge. Whenever there is a home game or special event for the Greenville Drive Baseball Team the trolleys will carry fans between County Square and West End Field. The trolleys start carrying fans 2 hours before the game and will continue carrying fan until one and a half hours after the game or special event.

Market Profile

Market ProfileEducation

Greenville County has the largest school district in South Carolina, and it is the 47th largest school system in the United States. Greenville is home to the International Baccalaureate Program, the South Carolina Governor’s School for the Arts, and the Roper Mountain Science Center. Eight magnet academies offer unique educational opportunities at the elementary, middle, and high school levels. Each academy offers distinct programs in foreign language, communication arts, pre-engineering and health professions, international studies, science and technology, or year-round education. Greenville also has a number of highly accredited private schools. Christ Church Episcopal is an independent, Episcopal, co-ed day school serving more than 950 students in grades Primer - 12. It is one of only five schools in North America to offer an International Baccalaureate Program curriculum in grades K-12. There are numerous colleges and universities in the Greenville Area: Bob Jones University, Clemson University, Converse College, Furman University, Greenville Technical College, North Greenville University, Southern Wesleyan University, University of SC-Spartanburg, Virginia College - Greenville Campus, Webster University, and Wofford College.

Healthcare

Greenville Health System (GHS) is a public not-for-profit academic healthcare delivery system committed to medical excellence through clinical care, education and research. The organization is governed by a volunteer board made up of 12 members representing Greenville County, as well as two seats that are outside the county. Our Mission: Heal compassionately. Teach innovatively. Improve constantly. Our Vision: Transform health care for the benefit of the people and communities we serve. Our Values: Together we serve with integrity, respect, trust and openness. GHS first opened its doors as City Hospital back in 1912. Over the last 100 years, the organization has evolved from a single free-standing hospital to a highly integrated delivery system and now an academic medical center. In that time, GHS has become the state’s largest not-for-profit healthcare system and an advocate for healthy living initiatives, such as LiveWell Greenville, the GHS Swamp Rabbit Trail and Greenville B-cycle, the city’s new bike share program. We are a health resource for our community and a leader in

transforming the delivery of health care for the benefit of the people and communities we serve. GHS’ commitment to medical education has also advanced over the years, most notably with the recent opening of the University of South Carolina School of Medicine Greenville on GHS’ Greenville Memorial Medical Campus. This new medical school is focused on transforming healthcare delivery by training physicians to connect with communities, patients, colleagues and technology in a new, more progressive way.

Demographic and Income Profile1130 Woodruff Rd, Greenville, South Carolina, 29607Ring: 3 mile radius Latitude: 34.83035

Longitude: -82.30509

Summary Census 2010 2014 2019Population 41,165 45,237 49,994Households 18,706 20,557 22,707Families 10,810 11,764 12,875Average Household Size 2.17 2.18 2.18Owner Occupied Housing Units 10,480 11,252 12,490Renter Occupied Housing Units 8,226 9,304 10,217Median Age 38.4 39.3 40.0

Trends: 2014 - 2019 Annual Rate Area State NationalPopulation 2.02% 1.01% 0.73%Households 2.01% 1.07% 0.75%Families 1.82% 0.93% 0.66%Owner HHs 2.11% 1.05% 0.69%Median Household Income 2.63% 2.91% 2.74%

2014 2019 Households by Income Number Percent Number Percent

<$15,000 1,689 8.2% 1,621 7.1%$15,000 - $24,999 1,874 9.1% 1,423 6.3%$25,000 - $34,999 2,052 10.0% 1,973 8.7%$35,000 - $49,999 3,258 15.8% 3,472 15.3%$50,000 - $74,999 3,719 18.1% 4,138 18.2%$75,000 - $99,999 3,070 14.9% 3,720 16.4%$100,000 - $149,999 2,629 12.8% 3,556 15.7%$150,000 - $199,999 1,389 6.8% 1,674 7.4%$200,000+ 876 4.3% 1,131 5.0%

Median Household Income $57,260 $65,189Average Household Income $77,645 $84,906Per Capita Income $34,959 $38,175

Census 2010 2014 2019 Population by Age Number Percent Number Percent Number Percent

0 - 4 2,410 5.9% 2,555 5.6% 2,865 5.7%5 - 9 2,367 5.8% 2,658 5.9% 2,921 5.8%10 - 14 2,538 6.2% 2,649 5.9% 2,995 6.0%15 - 19 2,310 5.6% 2,563 5.7% 2,685 5.4%20 - 24 2,746 6.7% 2,784 6.2% 2,890 5.8%25 - 34 6,250 15.2% 6,783 15.0% 7,114 14.2%35 - 44 5,673 13.8% 6,195 13.7% 6,792 13.6%45 - 54 5,474 13.3% 5,919 13.1% 6,469 12.9%55 - 64 4,763 11.6% 5,317 11.8% 6,014 12.0%65 - 74 3,256 7.9% 4,024 8.9% 4,717 9.4%75 - 84 2,092 5.1% 2,371 5.2% 2,975 6.0%

85+ 1,285 3.1% 1,417 3.1% 1,557 3.1%Census 2010 2014 2019

Race and Ethnicity Number Percent Number Percent Number PercentWhite Alone 31,902 77.5% 34,544 76.4% 37,395 74.8%Black Alone 5,637 13.7% 6,272 13.9% 6,995 14.0%American Indian Alone 108 0.3% 138 0.3% 181 0.4%Asian Alone 1,946 4.7% 2,309 5.1% 2,843 5.7%Pacific Islander Alone 15 0.0% 22 0.0% 30 0.1%Some Other Race Alone 796 1.9% 1,012 2.2% 1,331 2.7%Two or More Races 761 1.8% 939 2.1% 1,220 2.4%

Hispanic Origin (Any Race) 2,318 5.6% 2,987 6.6% 4,028 8.1%Data Note: Income is expressed in current dollars.

Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2014 and 2019.

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©2014 Esri Page 1 of 6



AreaStateUSA

Trends 2014-2019Trends 2014-2019

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2

1.5

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0Population Households Families Owner HHs Median HH Income

20142019

Population by AgePopulation by Age

Perc

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14

12

10

8

6

4

2

00-4 5-9 10-14 15-19 20-24 25-34 35-44 45-54 55-64 65-74 75-84 85+

2014 Household Income 2014 Household Income

<$15K8.2%

$15K - $24K9.1%

$25K - $34K10.0%

$35K - $49K15.8%

$50K - $74K18.1%

$75K - $99K14.9%

$100K - $149K12.8%

$150K - $199K6.8%

$200K+4.3%

2014 Population by Race2014 Population by Race

Perc

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70

60

50

40

30

20

10

0White Black Am. Ind. Asian Pacific Other Two+

2014 Percent Hispanic Origin: 6.6%


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<$15,000 6,301 10.4% 6,044 9.3%$15,000 - $24,999 6,327 10.4% 4,734 7.3%$25,000 - $34,999 6,054 10.0% 5,765 8.8%$35,000 - $49,999 8,530 14.1% 8,926 13.7%$50,000 - $74,999 10,633 17.5% 11,540 17.7%$75,000 - $99,999 7,990 13.2% 9,320 14.3%$100,000 - $149,999 6,919 11.4% 8,642 13.3%$150,000 - $199,999 4,267 7.0% 5,072 7.8%$200,000+ 3,630 6.0% 5,108 7.8%



0 - 4 8,678 6.2% 8,685 5.9% 9,396 5.9%5 - 9 8,905 6.3% 9,064 6.1% 9,565 6.0%10 - 14 9,193 6.6% 9,377 6.4% 10,033 6.3%15 - 19 9,546 6.8% 9,922 6.7% 10,260 6.5%20 - 24 10,390 7.4% 10,913 7.4% 10,741 6.8%25 - 34 19,179 13.7% 20,242 13.7% 21,394 13.5%35 - 44 19,284 13.7% 19,314 13.1% 20,422 12.9%45 - 54 20,144 14.4% 20,323 13.8% 20,759 13.1%55 - 64 16,233 11.6% 17,845 12.1% 19,736 12.5%65 - 74 10,016 7.1% 12,174 8.3% 14,380 9.1%75 - 84 5,892 4.2% 6,518 4.4% 8,002 5.1%

85+ 2,821 2.0% 3,162 2.1% 3,504 2.2%Census 2010 2014 2019

Race and Ethnicity Number Percent Number Percent Number PercentWhite Alone 104,378 74.4% 108,200 73.3% 113,726 71.9%Black Alone 24,335 17.3% 25,693 17.4% 27,595 17.4%American Indian Alone 336 0.2% 403 0.3% 500 0.3%Asian Alone 5,227 3.7% 6,001 4.1% 7,228 4.6%Pacific Islander Alone 103 0.1% 148 0.1% 198 0.1%Some Other Race Alone 3,339 2.4% 4,047 2.7% 5,096 3.2%Two or More Races 2,561 1.8% 3,047 2.1% 3,846 2.4%



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AreaStateUSA

Trends 2014-2019Trends 2014-2019

Ann

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e (i

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2

1.5

1

0.5


20142019


Perc

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12

10

8

6

4

2

00-4 5-9 10-14 15-19 20-24 25-34 35-44 45-54 55-64 65-74 75-84 85+


<$15K10.4%

$15K - $24K10.4%

$25K - $34K10.0%

$35K - $49K14.1%

$50K - $74K17.5%

$75K - $99K13.2%

$100K - $149K11.4%

$150K - $199K7.0%

$200K+6.0%


Perc

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70

60

50

40

30

20

10

0White Black Am. Ind. Asian Pacific Other Two+



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<$15,000 13,615 13.0% 13,291 11.8%$15,000 - $24,999 11,634 11.1% 8,836 7.9%$25,000 - $34,999 10,375 9.9% 10,004 8.9%$35,000 - $49,999 14,752 14.1% 15,643 13.9%$50,000 - $74,999 18,330 17.5% 20,136 17.9%$75,000 - $99,999 13,088 12.5% 15,476 13.8%$100,000 - $149,999 11,142 10.7% 14,298 12.7%$150,000 - $199,999 6,555 6.3% 7,793 6.9%$200,000+ 5,067 4.8% 7,023 6.2%



0 - 4 16,547 6.8% 16,513 6.4% 17,810 6.4%5 - 9 16,328 6.7% 17,007 6.6% 17,919 6.5%10 - 14 16,153 6.6% 16,902 6.6% 18,559 6.7%15 - 19 15,915 6.5% 16,327 6.3% 17,354 6.3%20 - 24 15,838 6.5% 17,091 6.6% 16,795 6.1%25 - 34 33,959 13.9% 34,841 13.5% 36,613 13.2%35 - 44 34,814 14.2% 35,217 13.7% 37,099 13.4%45 - 54 35,362 14.5% 36,033 14.0% 36,885 13.3%55 - 64 28,536 11.7% 31,383 12.2% 34,696 12.5%65 - 74 17,174 7.0% 21,088 8.2% 25,246 9.1%75 - 84 9,732 4.0% 10,608 4.1% 13,059 4.7%

85+ 4,312 1.8% 4,791 1.9% 5,331 1.9%Census 2010 2014 2019

Race and Ethnicity Number Percent Number Percent Number PercentWhite Alone 175,144 71.6% 181,913 70.6% 191,900 69.2%Black Alone 49,586 20.3% 52,174 20.2% 55,954 20.2%American Indian Alone 654 0.3% 787 0.3% 975 0.4%Asian Alone 7,194 2.9% 8,295 3.2% 10,018 3.6%Pacific Islander Alone 188 0.1% 274 0.1% 374 0.1%Some Other Race Alone 7,405 3.0% 8,990 3.5% 11,353 4.1%Two or More Races 4,499 1.8% 5,366 2.1% 6,792 2.4%



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AreaStateUSA

Trends 2014-2019Trends 2014-2019

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20142019


Perc

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14

12

10

8

6

4

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00-4 5-9 10-14 15-19 20-24 25-34 35-44 45-54 55-64 65-74 75-84 85+


<$15K13.0%

$15K - $24K11.1%

$25K - $34K9.9%

$35K - $49K14.1%

$50K - $74K17.5%

$75K - $99K12.5%

$100K - $149K10.7%

$150K - $199K6.3%

$200K+4.8%


Perc

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7065605550454035302520151050

White Black Am. Ind. Asian Pacific Other Two+



December 19, 2014


2015 RealtyLink, LLC, We have obtained the contained information from sources we believe are reliable. We have not however verified that all information is accurate and make no guarantee, warranty or representation of it. The information is subject to the posibility of errors, ommissions, change of price, rental or other conditions, prior sale, lease or financing or withdrawal without notice, and it is not a substitute for a thorough due diligence investigation. We include opinions, projections, estimations and assumptions for example purposes only. This information may not represent current or future performance of the property. Seek legal advise and conduct due diligence if exact numbers are desired.

RealtyLink, LLC and the RealtyLink logo are trademarks of RealtyLink, LLC and/or its affiliates. All other logos or company materials displayed in these contents are the property of their respective owners.

Investment Contacts:

Jack Jamison, Broker-In-Charge550 S. Main Street, Suite 300 • Greenville, SC 29601864.263.5414 o • 864.232.0160 c • www.REALTYLINKDEV.com

J. Tyson Glasser, CCIM • Investment Sales [email protected] • 864.263.5427 o • 404.435.6312 c

Starbucks, Mattress King, Zoës Kitchen...The company offers its products under the Starbucks, Tazo...

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