S t u d e n t H o u s i n g P r o j e c t P r e s e n t a t i o n
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1 Student Housing Project Presentation A u g u s t
2 PROJECT CONCEPT Project Overview 552 beds (538 revenuegenerating beds) 15,000 GSF residential dining facility 21,135 GSF conference center on top floor Delivered in Fall 2019
3 PROJECT DEFINITION S T U D E N T H O U S I N G D E M A N D USFSP Student Housing Demand Max. Potential Demand (Fall of:) Enrollment Classification Fall 2016 Fall 2017 Fall 2018 Fall 2019 Freshman Sophomore Junior Senior Graduate TOTAL 1,039 1,059 1,082 1,103 *EXISTING BED COUNT NET DEMAND (SURPLUS/(DEFICIT )) (486) (506) (529) (550) *Existing bed count assumes that Hilton is no longer included in USFSP portfolio Demand exceeds supply in Fall 2016 by 486 beds - Expected to grow further to 550 beds by Fall 2019
4 PROJECT DEFINITION S T U D E N T H O U S I N G D E M A N D T R E N D S USFSP Fall Housing Occupancy Trends *Fall 2017 occupancy assumes 158 students in Hilton / Prince Gregor Apts. Growing demand has led to maximum occupancy in existing facilities
5 PROJECT DEFINITION Impact of St. Petersburg Off-Campus Market P 3 O B J E C T I V E S Lack of affordable student housing near campus On-campus housing directly impacts retention and graduation rate Students leave USFSP due to affordable housing in downtown (Fall 2017 rental rates shown below) AER Apartments 2 bedroom units start at $1,225 / month including utilities (equal to $5,513 / semester) Will not rent to students Cottonwood Bayview (formerly Modera Prime 235) 2 bedroom units start at $1,068 / month including utilities (equal to $4,804 / semester) Hermitage Apartments (Opening Fall 2017) 2 bedroom units start at $1,218 / month including utilities (equal to $5,479 / semester) Will not rent to students
6 Rental Rates P3 HOUSING R E N T A L R A T E C O M P A R I S O N Differential Unit Type Rental Rate 2019 P3 Rental Rate 2019 Dollars Percent Hilton Double *$4,984 / Semester $4,600 / Semester -$384 / Semester -8.3% On USC Double $4,505 / Semester $4,600 / Semester +$95 / Semester 2.1% Campus RHO Single $4,671 / Semester $4,800 / Semester +$129 / Semester 2.7% AER Apts. - 2BR $5,849 / Semester $4,800 / Semester -$1,049 / Semester -21.9% **Off Cottonwood - 2BR $5,097 / Semester $4,800 / Semester -$297 / Semester -6.2% Campus Hermitage Apts. - 2BR $5,813 / Semester $4,800 / Semester -$1,013 / Semester -21.1% 2/1 Suite DO $4,571 / Semester $4,600 / Semester +$29 / Semester 0.6% Survey 2/1 Suite SO $5,770 / Semester $4,800 / Semester -$970 / Semester -20.2% Rates 4/2 Suite SO $4,808 / Semester $4,800 / Semester -$8 / Semester -0.2% *Hilton is projected to come offline in Fall 2019, but rental rate is being utilized as comparison in this chart **Off-campus rates assume 3% annual inflation between Fall 2017 and Fall 2019 Rates are priced competitively with the existing system Rental rates are comparable with those tested in survey Students living in the Hilton will experience a reduced rental rate Nearby off-campus inventory is priced significantly higher than the new project most will also not rent to students
7 P3 HOUSING P R O G R A M Housing Program Unit Description Bed Count Net SF / Unit Net SF / Bed Net SF 4-Bed / 2-Bath Suite (SO) ,688 2-Bed / 1-Bath Suite (DO) ,472 2-Bed / 1-Bath Suite (SO) Revenue-Generating Beds: ,646 RA Beds (SO) ,402 Total Beds: ,048
8 Distributions P3 HOUSING D I S T R I B U T I O N S USFSP receives 100% of cash flow after debt service and reserve contribution, estimated at $166mm over 40-year term USFSP receives annual reimbursement of $600 per bed for Residence Life and $225 per bed for USFSP IT services USFSP receives one-time contributions of $1,054,000 for parking and $500,000 for predevelopment cost reimbursement EdR team receives 5.00% of project cost one-time development fees, and $132,000 for one-time foundation partnership fees EdR team annually receives 4.00% of project revenue as management fee (of which 1.50% subject to meeting Key Performance Indicators) and $87,000 for foundation partnership fees EdR team receives 11.90% taxable interest on subordinate corporate debt ($4.7mm) The overall weighted interest rate average is 5.20%
9 P3 NON-HOUSING COMPONENTS D I N I N G / C O N F E R E N C E C E N T E R / P A R K I N G Full Service Dining Program and Operations New full service dining program replaces existing limited service facility 15,000 GSF Kitchen doubles as cooking area for conference center Seats up to 400 students (equal to 1/3 of residential population) Sodexo is guaranteeing $600,000 in commissions to be returned to USFSP (USFSP will utilize these funds to support dining debt service) Sodexo is financially responsible for operations Conference Center Program and Operations 21,135 GSF Ballroom, breakout rooms, and lobby Sodexo is contributing $5 million in equity upfront for the buildout and an additional $600,000 for FF&E Sodexo is financially responsible for operations Sodexo will be providing commission to USFSP Parking Contribution EdR upfront parking contribution for lost spaces equals $1.05 million
10 RECOMMENDATION The recommended structure is the 501c3 with subordinate EdR corporate debt because: Ability to meet student housing demand in Fall 2019 Effective transfer of risk: Delivery risk Occupancy risk Operating risk Asset management risk Strength of financial structure (1.30x DCR in Year 1 and beyond) and cash flow is returned to USFSP Ability to include the mixed-use components (dining / M O D E L S E L E C T I O N conference center), which are funded by Sodexo 10% of project debt provided through subordinate EdR corporate debt that functions as equity, enhancing DSCR Preserve University debt capacity Alignment with BoG Guidelines No exceptions
11 P3 ENGAGEMENT SCHEDULE P R O J E C T D E F I N I T I O N T H R O U G H O P E N I N G
12 NEXT STEPS BoG materials submission due by August 11 th USFSP Campus Board approvals is scheduled for August 11 th USF BOT Strategic Initiatives and Finance Committee Meeting is scheduled for August 17 th USF BOT approval is scheduled for September 7 th BoG approval is scheduled for November 8-9th
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