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OFFERING MEMORANDUM
West ViewApartments
2416 ThompsonWest Memphis, AR 72301
West View ApartmentsCONTENTS
Exclusively Marketed by:
Curtis BradenPrincipal Broker(901) 881-2070Lic: TN: 284224, MS19110, AR AB00069049cbraden@bbbcre.com
We obtained the following information above from sources we believe to be reliable. However, we have not verified its accuracy and make no guarantee, warranty or representation about it. It is submitted subject to the possibility of errors, omissions, change of price, rental or otherconditions, prior sale, lease or financing, or withdrawal without notice. We include projections, opinions, assumptions or estimates for example only, and they may not represent the current or future performance of the property. You and your tax and legal advisors should conduct yourown investigation of the property and transaction.
01 Executive Summary Investment Summary 3 Unit Mix Summary 4 Location Summary 5
02 Property Description Property Features 7 Aerial Map 8 Property Images 9
03 Financial Analysis Income & Expense Analysis 10 Multiyear Cash Flow Assumptions 11 Cash Flow Analysis 12 Disposition Sensitivity Analysis 14
04 Demographics Demographics 15 Demographic Charts 17
West View Apartments Investment Summary | 03
OFFERING SUMMARYADDRESS 2416 Thompson
West Memphis AR 72301COUNTY CrittendenNUMBER OF UNITS 132YEAR BUILT 1952OWNERSHIP TYPE Fee Simple
FINANCIAL SUMMARYOFFERING PRICE $2,800,000PRICE PER UNIT $21,212OCCUPANCY 50.00 %NOI (CURRENT) $181,196NOI (Pro Forma) $578,734CAP RATE (CURRENT) 6.47 %CAP RATE (Pro Forma) 20.67 %GRM (CURRENT) 4.78GRM (Pro Forma) 2.94
DEMOGRAPHICS 1 MILE 3 MILE 5 MILE2019 Population 7,474 22,031 35,2252019 Median HH Income $22,843 $28,967 $39,8432019 Average HH Income $30,820 $43,882 $56,195
West View Apartments sit right in the heart of West Memphis, Arkansas.The one-story, apartment-home style units are all inclusive of new roofsand fresh paint.
West View Apartments is a great value add opportunity for the investorseeking an asset located in an expanding area, as a number of newdevelopments and new companies have began and continue to breakground in West Memphis. Fox news reported 1400 new jobs and almost$285 million in capital investment. Additionally, the state of Arkansas haslegalized medical marijuana, and has approved the conversion of theGreyhound Dog track into a full gambling casino- Southland Casino. Thecasino has already initiated the building of their five star hotel andrenovating the building.
Carvana will be opening an inspection and distribution center, and Coca-Cola Consolidated is expanding their West Memphis plant to 200thousand square feet, at a cost of 33 million dollars.
Members of the Arkansas Economic Development Commission are trulyexcited about all the sudden growth.
The best time to buy this true value add asset is NOW!!!!!
West View Apartments Unit Mix Summary | 04
Actual MarketUnit Mix # Units Square Feet Current Rent Rent PSF Monthly Income Market Rent Market Rent PSF Market Income
2 bd + 1 ba 132 738 $350 $0.47 $46,200 $575 $0.78 $75,900
Totals/Averages 132 738 $350 $0.47 $46,200 $575 $0.78 $75,900
West View Apartments Location Summary | 05
Regional Map
West View Apartments Location Summary | 06
Locator Map
West View Apartments Property Features | 07
PROPERTY FEATURESNUMBER OF UNITS 132YEAR BUILT 1952BUILDING CLASS CLOCATION CLASS CNUMBER OF STORIES 1
West View Apartments Aerial Map | 08
West View Apartments Property Images | 09
West View Apartments Income & Expense Analysis | 10
INCOME CURRENT PRO FORMA
Gross Potential Rent $554,400 $910,800
Other Income $31,702 $40,000
Gross Potential Income $586,102 $950,800
Less: General Vacancy $277,200 $91,080
Effective Gross Income $308,902 $859,720
Less: Expenses $127,706 $280,986
Net Operating Income $181,196 $578,734
EXPENSES CURRENT PRO FORMA
Real Estate Taxes $46 $6,085 $152 $20,000
Insurance $202 $26,665 $303 $40,000
Management Fee $326 $42,986
Marketing $5 $600 $45 $6,000
Repairs & Maintenance $142 $18,793 $379 $50,000
Utilities $168 $22,111 $303 $40,000
Landscaping $91 $12,000 $91 $12,000
Administration $47 $6,142 $76 $10,000
Payroll $228 $30,120 $379 $50,000
Legal $39 $5,190 $76 $10,000
Total Operating Expense $967 $127,706 $2,129 $280,986
% of EGI 41.34 % 32.68 %
Per Unit Per Unit
REVENUE ALLOCATION
DISTRIBUTION OF EXPENSES
West View Apartments Multiyear Cash Flow Assumptions | 11
GLOBALOffering Price $2,800,000
West View Apartments Cash Flow Analysis | 12
CASH FLOWCalendar Year CURRENT Pro Forma Year 3 Year 4 Year 5 Year 6 Year 7 Year 8 Year 9 Year 10Gross Potential RevenueGross Rental Income $554,400 $910,800 $956,340 $975,467 $994,976 $994,976 $994,976 $994,976 $994,976 $994,976Other Income $31,702 $40,000 $40,000 $40,000 $40,000 $40,000 $40,000 $40,000 $40,000 $40,000Gross Potential Income $586,102 $950,800 $996,340 $1,015,467 $1,034,976 $1,034,976 $1,034,976 $1,034,976 $1,034,976 $1,034,976General Vacancy $277,200 $91,080 $95,634 $97,547 $99,498 $99,498 $99,498 $99,498 $99,498 $99,498Effective Gross Income $308,902 $859,720 $900,706 $917,920 $935,479 $935,479 $935,479 $935,479 $935,479 $935,479Operating ExpensesReal Estate Taxes $6,085 $20,000 $20,000 $20,000 $20,000 $20,000 $20,000 $20,000 $20,000 $20,000Insurance $26,665 $40,000 $40,000 $40,000 $40,000 $40,000 $40,000 $40,000 $40,000 $40,000Management Fee $42,986 $45,035 $45,896 $46,774 $46,774 $46,774 $46,774 $46,774 $46,774Marketing $600 $6,000 $6,000 $6,000 $6,000 $6,000 $6,000 $6,000 $6,000 $6,000Repairs & Maintenance $18,793 $50,000 $50,000 $50,000 $50,000 $50,000 $50,000 $50,000 $50,000 $50,000Utilities $22,111 $40,000 $40,000 $40,000 $40,000 $40,000 $40,000 $40,000 $40,000 $40,000Landscaping $12,000 $12,000 $12,000 $12,000 $12,000 $12,000 $12,000 $12,000 $12,000 $12,000Administration $6,142 $10,000 $10,000 $10,000 $10,000 $10,000 $10,000 $10,000 $10,000 $10,000Payroll $30,120 $50,000 $50,000 $50,000 $50,000 $50,000 $50,000 $50,000 $50,000 $50,000Legal $5,190 $10,000 $10,000 $10,000 $10,000 $10,000 $10,000 $10,000 $10,000 $10,000Total Operating Expense $127,706 $280,986 $283,035 $283,896 $284,774 $284,774 $284,774 $284,774 $284,774 $284,774Net Operating Income $181,196 $578,734 $617,671 $634,024 $650,705 $650,705 $650,705 $650,705 $650,705 $650,705
Effective Gross Income vs Operating Expenses Cash Flow
West View Apartments Cash Flow Analysis | 13
Calendar Year CURRENT Pro Forma Year 3 Year 4 Year 5 Year 6 Year 7 Year 8 Year 9 Year 10Financial MetricsCash on Cash Return b/t 6.47 % 20.67 % 22.06 % 22.64 % 23.24 % 23.24 % 23.24 % 23.24 % 23.24 % 23.24 %CAP Rate 6.47 % 20.67 % 22.06 % 22.64 % 23.24 % 23.24 % 23.24 % 23.24 % 23.24 % 23.24 %Operating Expense Ratio 41.34 % 32.68 % 31.42 % 30.92 % 30.44 % 30.44 % 30.44 % 30.44 % 30.44 % 30.44 %Gross Multiplier (GRM) 4.78 2.94 2.81 2.76 2.71 2.71 2.71 2.71 2.71 2.71Breakeven Ratio 41.34 % 32.68 % 31.42 % 30.93 % 30.44 % 30.44 % 30.44 % 30.44 % 30.44 % 30.44 %Price / Unit $21,212 $21,212 $21,212 $21,212 $21,212 $21,212 $21,212 $21,212 $21,212 $21,212
West View Apartments Disposition Sensitivity Analysis | 14
5 YEAR SENSITIVITY ANALYSISEXIT CAP RATE PROJECTED SALES
PRICESALES PRICE/UNIT SALES PRICE PSF PROCEEDS AFTER
LOAN PAYOFFIRR
0.25% $260,281,839 $1,971,832 $260,281,839 $260,281,839 151.72%0.50% $130,140,919 $985,916 $130,140,919 $130,140,919 120.41%0.75% $86,760,613 $657,277 $86,760,613 $86,760,613 104.18%1.00% $65,070,460 $492,958 $65,070,460 $65,070,460 93.52%1.25% $52,056,368 $394,366 $52,056,368 $52,056,368 85.73%1.50% $43,380,306 $328,639 $43,380,306 $43,380,306 79.66%1.75% $37,183,120 $281,690 $37,183,120 $37,183,120 74.73%2.00% $32,535,230 $246,479 $32,535,230 $32,535,230 70.61%2.25% $28,920,204 $219,092 $28,920,204 $28,920,204 67.09%
10 YEAR SENSITIVITY ANALYSISEXIT CAP RATE PROJECTED SALES
PRICESALES PRICE/UNIT SALES PRICE PSF PROCEEDS AFTER
LOAN PAYOFFIRR
0.25% $260,281,839 $1,971,832 $260,281,839 $260,281,839 62.03%0.50% $130,140,919 $985,916 $130,140,919 $130,140,919 52.38%0.75% $86,760,613 $657,277 $86,760,613 $86,760,613 47.20%1.00% $65,070,460 $492,958 $65,070,460 $65,070,460 43.74%1.25% $52,056,368 $394,366 $52,056,368 $52,056,368 41.18%1.50% $43,380,306 $328,639 $43,380,306 $43,380,306 39.17%1.75% $37,183,120 $281,690 $37,183,120 $37,183,120 37.54%2.00% $32,535,230 $246,479 $32,535,230 $32,535,230 36.17%2.25% $28,920,204 $219,092 $28,920,204 $28,920,204 35.00%
West View Apartments Demographics | 15
POPULATION 1 MILE 3 MILE 5 MILE
2000 Population 10,646 25,176 36,480
2010 Population 8,874 23,475 36,862
2019 Population 7,474 22,031 35,225
2024 Population 7,086 21,356 34,327
2019 African American 6,956 14,682 19,036
2019 American Indian 7 67 109
2019 Asian 7 56 256
2019 Hispanic 101 560 969
2019 Other Race 27 200 383
2019 White 405 6,688 14,831
2019 Multiracial 73 333 602
2019-2024: Population: Growth Rate -5.30 % -3.10 % -2.60 %
2019 HOUSEHOLD INCOME 1 MILE 3 MILE 5 MILE
less than $15,000 710 1,703 1,998
$15,000-$24,999 707 1,888 2,479
$25,000-$34,999 419 1,151 1,543
$35,000-$49,999 401 998 1,494
$50,000-$74,999 230 1,165 2,109
$75,000-$99,999 100 668 1,468
$100,000-$149,999 58 493 1,581
$150,000-$199,999 1 152 373
$200,000 or greater 3 52 162
Median HH Income $22,843 $28,967 $39,843
Average HH Income $30,820 $43,882 $56,195
HOUSEHOLDS 1 MILE 3 MILE 5 MILE
2000 Total Housing 3,994 10,086 14,368
2010 Total Households 3,096 8,808 13,802
2019 Total Households 2,628 8,270 13,209
2024 Total Households 2,501 8,041 12,901
2019 Average Household Size 2.83 2.61 2.60
2000 Owner Occupied Housing 1,584 4,814 7,861
2000 Renter Occupied Housing 1,914 4,317 5,398
2019 Owner Occupied Housing 991 3,758 7,197
2019 Renter Occupied Housing 1,637 4,512 6,013
2019 Vacant Housing 583 1,319 1,826
2019 Total Housing 3,211 9,589 15,035
2024 Owner Occupied Housing 935 3,616 6,991
2024 Renter Occupied Housing 1,566 4,425 5,910
2024 Vacant Housing 720 1,590 2,218
2024 Total Housing 3,221 9,631 15,119
2019-2024: Households: Growth Rate -4.95 % -2.80 % -2.35 %
Source: esri
West View Apartments Demographics | 16
2019 POPULATION BY AGE 1 MILE 3 MILE 5 MILE
2019 Population Age 30-34 469 1,456 2,327
2019 Population Age 35-39 442 1,352 2,300
2019 Population Age 40-44 378 1,195 2,072
2019 Population Age 45-49 368 1,205 2,119
2019 Population Age 50-54 436 1,289 2,145
2019 Population Age 55-59 447 1,370 2,310
2019 Population Age 60-64 390 1,234 2,089
2019 Population Age 65-69 311 1,057 1,738
2019 Population Age 70-74 193 768 1,247
2019 Population Age 75-79 115 505 802
2019 Population Age 80-84 74 345 511
2019 Population Age 85+ 74 376 497
2019 Population Age 18+ 5,026 15,938 26,068
2019 Median Age 30 34 36
2019 INCOME BY AGE 1 MILE 3 MILE 5 MILE
Median Household Income 25-34 $25,441 $31,559 $42,367
Average Household Income 25-34 $34,014 $45,509 $54,544
Median Household Income 35-44 $27,317 $34,475 $50,479
Average Household Income 35-44 $33,887 $49,440 $64,651
Median Household Income 45-54 $26,023 $34,172 $50,000
Average Household Income 45-54 $34,856 $49,795 $64,494
Median Household Income 55-64 $24,168 $31,354 $46,218
Average Household Income 55-64 $31,493 $45,201 $59,831
Median Household Income 65-74 $21,305 $26,352 $35,129
Average Household Income 65-74 $27,731 $40,105 $50,985
Average Household Income 75+ $19,105 $33,478 $38,089
2024 POPULATION BY AGE 1 MILE 3 MILE 5 MILE
2024 Population Age 30-34 472 1,483 2,543
2024 Population Age 35-39 405 1,315 2,193
2024 Population Age 40-44 402 1,263 2,160
2024 Population Age 45-49 340 1,132 1,959
2024 Population Age 50-54 373 1,177 2,011
2024 Population Age 55-59 377 1,164 1,937
2024 Population Age 60-64 393 1,255 2,084
2024 Population Age 65-69 336 1,095 1,844
2024 Population Age 70-74 231 837 1,381
2024 Population Age 75-79 145 602 963
2024 Population Age 80-84 78 387 602
2024 Population Age 85+ 77 364 506
2024 Population Age 18+ 4,811 15,530 25,541
2024 Median Age 31 35 36
2024 INCOME BY AGE 1 MILE 3 MILE 5 MILE
Median Household Income 25-34 $28,071 $36,082 $50,431
Average Household Income 25-34 $38,655 $52,024 $62,745
Median Household Income 35-44 $29,486 $39,114 $56,168
Average Household Income 35-44 $38,243 $56,237 $72,938
Median Household Income 45-54 $28,577 $39,843 $56,958
Average Household Income 45-54 $40,335 $57,971 $74,296
Median Household Income 55-64 $27,381 $36,658 $52,879
Average Household Income 55-64 $36,566 $52,779 $68,964
Median Household Income 65-74 $23,536 $29,933 $39,985
Average Household Income 65-74 $31,362 $45,879 $58,418
Average Household Income 75+ $21,074 $38,514 $44,276
West View Apartments Demographic Charts | 17
1 Mile Radius 3 Mile Radius 5 Mile Radius
2019 Household Income
1 Mile Radius 3 Mile Radius 5 Mile Radius
2019 Population by Race
West View Apartments Demographic Charts | 18
2019 Household Occupancy - 1 Mile Radius
Average Income Median Income
2019 Household Income Average and Median
West View Apartments
CONFIDENTIALITY and DISCLAIMERThe information contained in the following offering memorandum is proprietary andstrictly confidential. It is intended to be reviewed only by the party receiving it fromBraden, Braden & Braden and it should not be made available to any other person orentity without the written consent of Braden, Braden & Braden.
By taking possession of and reviewing the information contained herein the recipientagrees to hold and treat all such information in the strictest confidence. Therecipient further agrees that recipient will not photocopy or duplicate any part of theoffering memorandum. If you have no interest in the subject property, pleasepromptly return this offering memorandum to Braden, Braden & Braden. This offeringmemorandum has been prepared to provide summary, unverified financial andphysical information to prospective purchasers, and to establish only a preliminarylevel of interest in the subject property.
The information contained herein is not a substitute for a thorough due diligenceinvestigation. Braden, Braden & Braden has not made any investigation, and makesno warranty or representation with respect to the income or expenses for the subjectproperty, the future projected financial performance of the property, the size andsquare footage of the property and improvements, the presence or absence ofcontaminating substances, PCBs or asbestos, the compliance with local, state andfederal regulations, the physical condition of the improvements thereon, or financialcondition or business prospects of any tenant, or any tenant’s plans or intentions tocontinue its occupancy of the subject property.
The information contained in this offering memorandum has been obtained fromsources we believe reliable; however, Braden, Braden & Braden has not verified,and will not verify, any of the information contained herein, nor has Braden, Braden& Braden conducted any investigation regarding these matters and makes nowarranty or representation whatsoever regarding the accuracy or completeness ofthe information provided. All potential buyers must take appropriate measures toverify all of the information set forth herein. Prospective buyers shall be responsiblefor their costs and expenses of investigating the subject property.
Exclusively Marketed by:
Curtis BradenPrincipal Broker(901) 881-2070Lic: TN: 284224, MS19110, AR AB00069049cbraden@bbbcre.com
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