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INVESTMENT OFFERING

208.938.4000533 E Riverside Dr Ste 104, Eagle, ID 83616

SHADY RIVER MOBILE HOME COMMUNITY3100 Alden RoadFruitland, ID 83619

OFFERING TERMS

OFFERING TERMS

• TRANSACTION TYPEFee simple interest with cash or cash to new loan at closing.

• AVAILABLE INFORMATIONOffering Memorandum and Due Diligence Materials are available upon receipt of the completedConfidentiality Agreement.

• OFFER FORMATPurchase and Sale Agreement has been prepared for this offering and is available upon receipt of acompleted Confidentiality Agreement.

• PROOF OF FUNDSPlease include proof of funds and evidence of relevant acquisitions experience and ability.

• PROPERTY TOURSOwner’s prior express permission is required. Buyer’s tour of the property is requested prior toacceptance of an offer.

• SUGGESTED OFFERING TERMSCompetitive offers will include the following terms:

Price: $1,075,000

Earnest Money Deposit: $30,000

Inspection Period: 14 Days after Acceptance

Closing Period: 30 Days after satisfaction of Inspection Period

CALL FOR OFFERSDUE FEBRUARY 12th, 2020

CONFIDENTIALITYAGREEMENTSIGN AND RETURN VIA EMAIL OR FAX TO:

Trevor Caster – Caster Investment Group, 533 E. Riverside Drive – Ste. 104, Eagle, ID 83616Email: trevor@casterinvestment.com - Fax: 208-493-1044

In connection with the offering of the approximately 28 space Mobile Home Community known as Shady River Mobile Home Community located at 3100 Alden Road, Fruitland, ID 83619 (“Property”) for sale by Caster Investment Group, the undersigned has requested copies of the investment offering package for the Property (such package, together with any other documents or information provided through Caster Investment Group [its “Agent”] regarding the Property being referred to collectively below as the “Information”).

Caster Investment Group is or will be furnishing the Information to the undersigned on the condition that the undersigned will keep the information confidential.

In consideration of the foregoing and other good and valuable consideration, the undersigned hereby agrees that it will keep the Information confidential, and the Information shall not be disclosed to anyone other than the Potential Purchaser’s partners, employees, legal counsel and institutional lender (who the undersigned shall require to keep the Information confidential, “Related Parties”), for the purpose of evaluating the potential purchase of the property. The undersigned further agrees and represents that neither it nor its Related Parties will use any of the Information received or derived from Agent in any manner detrimental to the interest of Caster Investment Group, Agent or the Owner.

PLEASE DO NOT VISIT THE PROPERTY WITHOUT PRIOR EXPRESS PERMISSION.PLEASE DO NOT CONTACT ON-SITE PERSONNEL OR TENANTS.

The undersigned hereby agrees to not enter the Property and to not contact any on-site personnel or tenants or Property Owner in any way either directly or through Related Parties without prior receipt of express permission from Owner.

Potential Purchaser hereby indemnifies and holds harmless Property Owner, its Agent and their respective affiliates and successors and assigns against and from any damage, loss, liability or expense, including attorney’s fees, arising out of any breach of any of the terms of this agreement.

The undersigned certifies that all information relative to this offering will not be disseminated to or used by any principals, agents or parties other than those stated hereunder. Potential Purchaser is acting as a Principal and hereby represents that no other broker or agent is involved on the Potential Purchaser’s behalf.

Your signature below confirms that you have accepted this registration.

POTENTIAL PURCHASER:

By: __________________________________________________________________________________

Print Name: ____________________________________________________________________

Title: _______________________________________________________________________________

Date: ______________________________________________________________________________

Company: _______________________________________________________________________

Address: _________________________________________________________________________

Telephone: ______________________________________________________________________

Fax: _________________________________________________________________________________

Email: _____________________________________________________________________________

EXECUTIVESUMMARY

Shady River Mobile Home Community • 3100 Alden Road • Fruitland, ID 83619

$1,075,000Exclusive Fee Simple Offering

Riverfront Mobile Home Community 50 Min from Boise International Airport

6.16% Cap Rate as of May 2020 Rent Increase & 7.00% at Market Rents

100% Tenant Owned Homes

All City Services

Significant Upside via Pass Thru of Water/Sewer Cost

$38,393/Space All Ages Community

OFFERING HIGHLIGHTS

The information presented has been obtained from sources believed reliable. No warranty or representation, express or implied, is made as to the accuracy of the information contained herein, and same is submitted subject to errors omissions. Any projections, opinions, assumptions, estimates, square footage and potential uses used are for example only and do not represent the current or future performance of the property. You are responsible for confirming its accuracy and completeness.

OFFERING HIGHLIGHTS LOCATION

• Picturesque River Front Location• Near Commercial Amenities, U.S. Route 95 &

Interstate 84• Just 30 minutes to Nampa & 50 minutes to Boise

PROPERTY DETAILS

CAPITALIZATION RATE

Cap Rate as of May 2020 Rent Increase . . . . . 6.16%Proforma Cap Rate as of May 2021 . . . . . . . . . .7.00%

UTILITIES

Electricity - Idaho Power . . . . . . . . . . Directly MeteredNatural Gas - Intermountain . . . . . . . Directly MeteredWater - Municipal . . . . . . . . . . . . . . . . . .Master MeteredSewer - Municipal . . . . . . . . . . . . . . . . . .Master Metered

Community Type All Ages Community

Total Spaces 28

Occupied Spaces 26

Lot Size +/- 3.347 AC

Spaces / Acre +/- 8.366

Zoning Multi-Family

Flood Zone Zone A3 - 100 yr

Year Built 1984

Park Owned Homes None

Multi-section Homes 5

Peaked Roofs 21

Car Ports 20

Patios & Decks 13

WATCH A PROPERTY VIDEO

The information presented has been obtained from sources believed reliable. No warranty or representation, express or implied, is made as to the accuracy of the information contained herein, and same is submitted subject to errors omissions. Any projections, opinions, assumptions, estimates, square footage and potential uses used are for example only and do not represent the current or future performance of the property. You are responsible for confirming its accuracy and completeness.

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PROPERTY PHOTOGRAPHS

PROPERTY PHOTOGRAPHS

PROPERTY PHOTOGRAPHS

POINTS OF INTEREST MAP

POINTS OFINTEREST MAP

REGIONALMAP

AREA MAP

AREAMAP

FRUITLAND, IDAREA DESCRIPTIONFRUITLAND, ID – The Fruitland-Ontario-Payette market area is a community of just over 35,000 residents. Fruitland lies along US Route 95 in the Treasure Valley of Southwest Idaho, on the Idaho-Oregon border. In the past Fruitland has been recognized as one of Idaho’s fastest growing cities, ranked as the 11th best place in Idaho for homeownership, and recognized for strong economic performance. The Treasure Valley is referred to as where the Payette, Boise, Weiser, Malheur, Owyhee, and Burnt rivers drain in the Snake River. The Treasure Valley is the most populated area in Idaho and was coined its name in 1959 to reflect the treasure chest of resources and opportunities that the region offers. Boise, the state capitol of Idaho, and the International Airport (BOI) are located just 50 miles east. The Boise MSA, including Nampa, Meridian and Caldwell, offers the Treasure Valley a number of options for jobs, retail, and entertainment. Ontario, Oregon, the main retail center of the Fruitland area, is strategically located to benefit greatly from Oregon’s absent sales tax, while residents on the Idaho side of the Snake River benefit from much lower property and other taxes.

AREA DESCRIPTION

St. Luke’s Health System offers the area an 80,000 sf medical plaza in Fruitland. The $30 million plaza has urgent care, a walk-in clinic, lab and medical-imaging services, doctor’s offices and a 24 hour emergency room. St. Alphonsus Medical Center is an acute-care hospital, serving Ontario and the surrounding communities in Eastern Oregon and Southwestern Idaho; it is part of the hospital system of Saint Alphonsus Hospital in Boise, Idaho. Specialties include the cancer care, critical care, diabetes care & education, a breast care center, dietary services, heart care, hospice, maternity care, neurology, orthopedics, rehabilitation services, sleep disorders, surgical services, telestroke services and emergency care.

Treasure Valley Community College serves over 7,500 students annually, providing excellent, affordable educational opportunities in a relaxed, pleasant setting of 90 beautiful acres. Main campus amenities include the Heinz Ore-Ida Sports Complex for baseball, softball, tennis, and soccer. As well as the Four Rivers Cultural Center and museum, which house the Performing Arts Center. Other colleges nearby include The College of Idaho in Caldwell, College of Western Idaho in Nampa and Boise, Northwest Nazarene University in Nampa, and Boise State University in Boise.

Industries providing employment in the area include manufacturing, health and social services, retail trade and agriculture. Major employers in the area include the St. Luke’s and St. Alphonsus Health Systems, Heinz Food Service, Woodgrain Millworks, Swire Coca-Cola Bottlers and Dickenson Frozen Foods. Large retailers include Wal-Mart, Home Depot and Albertson’s.

Site Details Map3100 Alden Rd, Fruitland, Idaho, 83619 Rings: 5, 7, 10 mile radii

Latitude: 44.03771 Longitude: -116.92533

This site is located in:City: Fruitland

County: Payette County

State: Idaho

ZIP Code: 83619

Census Tract: 16075960300Census Block Group: 160759603001

CBSA: Ontario, OR-ID Micropolitan Statistical Area

©2018 Esri Page 1 of 1

DEMOGRAPHIC SUMMARY

DEMOGRAPHICSUMMARY

Demographic and Income Profile3100 Alden Rd, Fruitland, Idaho, 83619 Ring: 10 mile radius

Latitude: 44.03771 Longitude: -116.92533

Summary Census 2010 2018 2023Population 39,702 41,096 42,004Households 13,607 14,060 14,365Families 9,467 9,672 9,843Average Household Size 2.72 2.73 2.73Owner Occupied Housing Units 8,966 9,009 9,350Renter Occupied Housing Units 4,641 5,051 5,015Median Age 36.2 37.1 37.4

Trends: 2018 - 2023 Annual Rate Area State NationalPopulation 0.44% 1.47% 0.83%Households 0.43% 1.42% 0.79%Families 0.35% 1.29% 0.71%Owner HHs 0.75% 1.65% 1.16%Median Household Income 2.27% 2.14% 2.50%

2018 2023 Households by Income Number Percent Number Percent

<$15,000 2,222 15.8% 2,077 14.5%$15,000 - $24,999 1,904 13.5% 1,764 12.3%$25,000 - $34,999 1,767 12.6% 1,581 11.0%$35,000 - $49,999 2,233 15.9% 2,182 15.2%$50,000 - $74,999 2,923 20.8% 3,051 21.2%$75,000 - $99,999 1,283 9.1% 1,426 9.9%$100,000 - $149,999 1,182 8.4% 1,572 10.9%$150,000 - $199,999 364 2.6% 468 3.3%$200,000+ 182 1.3% 244 1.7%

Median Household Income $41,378 $46,289Average Household Income $54,323 $62,175Per Capita Income $19,730 $22,491

Census 2010 2018 2023 Population by Age Number Percent Number Percent Number Percent

0 - 4 3,013 7.6% 2,931 7.1% 2,944 7.0%5 - 9 2,887 7.3% 2,921 7.1% 2,983 7.1%10 - 14 2,847 7.2% 2,795 6.8% 2,962 7.1%15 - 19 3,023 7.6% 2,670 6.5% 2,831 6.7%20 - 24 2,484 6.3% 2,666 6.5% 2,459 5.9%25 - 34 4,996 12.6% 5,540 13.5% 5,543 13.2%35 - 44 4,869 12.3% 4,788 11.7% 5,103 12.1%45 - 54 5,207 13.1% 4,753 11.6% 4,539 10.8%55 - 64 4,468 11.3% 5,024 12.2% 4,843 11.5%65 - 74 3,251 8.2% 3,972 9.7% 4,308 10.3%75 - 84 1,848 4.7% 2,140 5.2% 2,561 6.1%

85+ 810 2.0% 896 2.2% 925 2.2%Census 2010 2018 2023

Race and Ethnicity Number Percent Number Percent Number PercentWhite Alone 32,439 81.7% 32,683 79.5% 32,851 78.2%Black Alone 348 0.9% 507 1.2% 607 1.4%American Indian Alone 481 1.2% 623 1.5% 743 1.8%Asian Alone 569 1.4% 555 1.4% 546 1.3%Pacific Islander Alone 31 0.1% 37 0.1% 43 0.1%Some Other Race Alone 4,672 11.8% 5,304 12.9% 5,667 13.5%Two or More Races 1,162 2.9% 1,387 3.4% 1,547 3.7%

Hispanic Origin (Any Race) 9,652 24.3% 11,103 27.0% 12,297 29.3%Data Note: Income is expressed in current dollars.

Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2018 and 2023.

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GLOBALREACHCASTER INVESTMENT GROUP

Caster Investment Group Real Estate Advisors was launched by Trevor Caster to provide a level of specialization, customization and client service beyond what can be provided by local agents and national franchises. Mr. Caster has established an unparalleled track record of integrity by consistently creating value through superior representation for his clients.

Mr. Caster has acted as the primary agent representing the Seller and/or the Buyer in over $450,000,000 of commercial real estate transactions and has been a participating senior member of brokerage groups during the sale of over $1,000,000,000 of commercial real estate.

GLOBAL REACH

Creating value through superior representation.

DISCLAIMERNOTICEThe materials and information received or derived from Caster Investment Group ID, LLC its members, agents, advisors and affiliates (“CIG”) does not purport to contain all the information which prospective buyers or other interested parties and recipients (the “Prospective Buyer”) may need or desire for a fully accurate summary. By accepting receipt of any materials and information from CIG, the Prospective Buyer agrees that it will not use any of the materials and information received or derived from CIG in any manner detrimental to the interest of CIG or the Owner.

All financial projections and information are provided for general reference purposes only and are based on assumptions relating to the general economy, market conditions, competition and other factors beyond the control of CIG and the Owner. All data and assumptions regarding financial performance, including that used for financial modeling purposes, may materially differ from actual data or performance. Any estimates of market and projected rents, occupancy and expenses that may be provided do not necessarily mean that such estimates can be established.

All materials and information relating to the financial and physical condition of the property are provided for general reference purposes only and have been prepared from sources believed reliable but have not been independently verified by CIG as to their accuracy or completeness. All applicable contractual, zoning, environmental and governmental limitations must be independently verified by the Prospective Buyer. All references to property lines, lot sizes, building sizes, rentable area, number of units, number of spaces and other measurements are approximations only. CIG makes no assurances as to the compliance or lack of compliance with applicable governmental requirements, developability or suitability for any party’s intended use.

Legal questions should be discussed with an attorney. Tax questions should be discussed with a certified public accountant or tax attorney. Title questions should be discussed with a title officer or attorney. Questions regarding the size, suitability, environmental risk, condition of the property and whether the property complies with applicable governmental requirements should be discussed by the Prospective Buyer with appropriate engineers, architects, contractors and other consultants and governmental agencies. Information provided by CIG from third party sources must be independently verified by the Prospective Buyer. If the Prospective Buyer fails to complete such due diligence investigations or independent verifications, then it is acting contrary to the advice of CIG and the Owner.

Neither CIG nor the Owner make any express or implied representation or warranty as to the accuracy or completeness of the materials and information received or derived from CIG. Both CIG and the Owner expressly disclaim any and all liability which may be based on such materials and information, errors therein or omissions there from. The Prospective Buyer shall be entitled to rely solely on the representations or warranties made to it by Owner in any final purchase and sale agreement, should such an agreement be fully executed by all parties thereto.

THE PROSPECTIVE BUYER SHALL BE ENTITLED TO RELY SOLEY ON THE REPRESENTATIONS OR WARRANTIES MADE TO IT BY OWNER IN ANY FINAL PURCHASE AGREEMENT.

The information presented has been obtained from sources believed reliable. No warranty or representation, express or implied, is made as to the accuracy of the information contained herein, and same is submitted subject to errors omissions. Any projections, opinions, assumptions or estimates used are for example only and do not represent the current or future performance of the property. You are responsible for confirming its accuracy and completeness.

208.938.4000533 E Riverside Dr Ste 104, Eagle, ID 83616trevor@casterinvestment.comcasterinvestment.com

Idaho Designated Broker - Lic. No.: DB37457Idaho Firm: LC39933

Washington Managing Broker - Lic. No.: 24245 Washington Firm: 603 176 709

Utah Principal Broker: Lic. No.: 8013911-PB00Utah Firm: 8237644-CN00

California Salesperson: Lic. No.: 01400026