INVESTING WITH F STREET DEVELOPMENT

Transcription

1 INVESTING WITH F STREET DEVELOPMENT Providing investment opportunity in commercial real estate through both strategic and value-add acquisition and development N 9TH STREET, SUITE 200 MILWAUKEE, WI 53233

2 TABLE OF CONTENTS INTRODUCTION 3 THE TEAM 5 INVESTMENT APPROACH 7 PREVIOUS PROJECTS 11 WHY INVEST IN PRIVATELY-HELD REAL ESTATE? 13 REAL ESTATE VS BOND INVESTMENT 15 NEXT STEPS TO INVESTING 18 SINGLE FAMILY ASSET 19 F STREET DEVELOPMENT FUND I 23 INVESTMENT OPTION: ENTRUST 25 PAGE 1 PAGE 2

3 WHO WE ARE WHAT WE DO WHAT WE INVEST IN WHY INVEST WITH US F Street Development is a privately-held investment group dedicated to creating value and above-market returns for our investors. We invest responsibly in commercial real estate through a proven investment strategy while helping to shape and support the communities we invest in. VISION To be a leader in the real estate investment and development community recognized for our passion, commitment to excellence, and creativity to enhance shareholder value and returns. MISSION To develop and build meaningful real estate projects that make the communities we invest in better places to live, work, and play. F Street Development focuses on investing in commercial real estate across various asset classes. Our creative approach, in-depth understanding of the market, and relationship with real estate professionals helps unlock value for each investment we undertake. By listening and working closely with our partners (brokers, tenants, employees, and investors) we are committed to building meaningful projects whole generating above-market returns for our investors. By actively managing each real estate investment, we provide tailored business strategies to ensure we understand the nuances of each investment. This translates to putting more money in the pockets of our investors. F Street Development specializes and focuses its efforts on the acquisition, redevelopment, and development of the following four asset classes: Office Multi-family Industrial Mixed-Use Real estate expertise and professionalism Proven track record Excellent relationships in real estate community Debt financing leverage; FSD secures debt Joint ownership in real estate Diversification benefits from investments across multiple asset classes Collect passive income on money invested Asset value appreciation Zero management responsibilities Zero debt liability Ability to use 401(k) and IRA funds No clawback or capital call provisions PAGE 3 PAGE 4

4 THE TEAM SCOTT LURIE FOUNDER AND PRESIDENT JOSH LURIE GENERAL COUNSEL AND VP, INVESTOR RELATIONS GENERATING WEALTH AND ABOVE-MARKET RETURNS FOR OUR INVESTORS IS OUR TOP PRIORITY. Scott is the founder of F Street Group, an investment company that includes a number of industry vertical investments, including real estate, hospitality, lending, and emerging markets. After graduating from George Washington University, Scott returned home to Milwaukee in 2004 and began investing in real estate. Since then, he s created a number of investment-specific portfolios using the F Street brand, including Development, Hospitality, and Investments. As President of F Street Development, Scott has been the driving force behind acquiring the initial real estate assets and continues to look for new investments that meet his stringent criteria, while focusing on helping to improve the communities where he invests. REAL ESTATE, WHEN PURCHASED AND MANAGED APPROPRIATELY, IS A SAFE LONG-TERM INVESTMENT AND GREAT WAY TO BUILD WEALTH. Josh is a partner with F Street Development. He received a BBA from UW-Madison in Accounting and Finance, Investment and Banking and received a JD from Marquette University and is licensed to practice law in Wisconsin. Prior to joining F Street Development in 2018, Josh practiced real estate law at Husch Blackwell. Before that, Josh worked at the office of Deloitte & Touche in their audit group, auditing public and non-public companies. Josh focuses on sourcing and underwriting investment opportunities, performing legal work, and working closely with our investors to ensure proper communication and transparency. PAGE 5 PAGE 6

5 WHAT IS OUR INVESTMENT APPROACH? At F Street Development we are focused on value-add acquisitions and developments to undertake only those that provide superior returns. INVESTMENT PROCESS Identify high quality locations with strong fundamentals. Leverage relationships to source excellent opportunities. Conservatively underwrite the investment opportunity to ensure superior investment returns are achievable. Carefully select which investment opportunities have the most potential or the ability to enhance value for our investors. Develop business plan to ensure we maximize the potential for each project we undertake. ACTIVE MANAGEMENT Obtain superior results by co-managing the assets we own. Maximize net operating income by enhancing rental income and controlling expenses. Leverage F Street Group s infrastructure and internal resources to execute on its business plan. Understand market conditions to effectively evaluate opportunities to sell or refinance assets in our porfolio. WHAT IS OUR OPPORTUNITY? Individual investors target $1-$5m acquisitions Institutional investors target $50-$100m acquisitions Our opportunity- Operate in the middle. Acquire stabilized assets or value-add opportunities across sectors in commercial real estate between $5-$50M or develop multi family, retail, or mixed use assets where there is a compelling opportunity What are the benefits targeting this price range? Inefficient markets, higher yields, finding unique opportunities, geographic and asset diversification. PAGE 7 PAGE 13

6 THE FACTORY AT THE 42 ASSET CLASS INVESTMENTS OFFICE We understand the importance of creating innovative office space and how this facilitates collaboration and excellent work environments across Milwaukee and Southeastern Wisconsin. We develop amenity packages that provide talent with what they need to thrive in the work place, including building beautiful and functional office space, fitness centers, expansive lounge areas. MULTI-FAMILY We acquire, rehab, and develop high quality residential units in Milwaukee, Southeastern Wisconsin and beyond. We understand what tenants desire and create living environments to meet their needs. INDUSTRIAL We acquire industrial assets in Milwaukee, Southeastern Wisconsin and beyond. We identify value-add opportunities and understand how to attract quality tenants in order to stabilize properties and generate returns for our investors. Sale Lease Back We will work with companies who own their own real estate, which may be a non-producing or dead asset that is sitting on their balance sheet. Entering into a sale-leaseback transaction helps the company recapitalize its balance sheet, by providing a cash infusion, which they can use to focus on their core business. This ultimately helps the companies (our partners) be more successful. Our focus and expertise is real estate and we understand that the company s focus is their respective business; this sale-leaseback transaction perfectly helps align these two objectives and allows both parties to more efficiently focus and achieve their respective goals. MIXED-USE Investment in real estate that blends asset classes, such as an apartment building with a retail component, or an office project with a retail or entertainment component. PAGE 9 PAGE 10

7 BAY VIEW PREVIOUS PROJECT SAMPLES MULTI-FAMILY BAY VIEW Multi-family development in Bay View. Emerging neighborhood with plan to build class A residential units above a mix of different retail. Bringing first-to-market in Wisconsin Airbnb rental offerings. INDUSTRIAL NEENAH MENOMONEE FALLS Purchase of stabilized asset, fully-leased by a creditworthy tenant with operations/factories in 20+ cities nationwide. Substantial years remaining on existing lease with options to extend. INDUSTRIAL MENOMONEE FALLS 46,000 sq. ft industrial building, situated in a thriving industrial park in Menomonee Falls. The building is surrounded by a healthy suburban community. The building contains two quality tenants. Purchased building below replacement cost with upside potential. MIXED-USE THE 42 Repositioned an obsolete asset to dynamic mixed-use space. Conversion of old Pabst distribution center into The 42, a mixed-use development containing 60,000 sq. ft. of office space, 46,000 sq. ft. of brewery space for MKE Brewing Co., and 10,000 sq. ft. for an event/venue and restaurant space. Created The Factory, which is an amenity-rich office space that includes shared lounge, top-quality fitness center, and coffee bar. THE 42 PAGE 11 PAGE 12

8 WHY INVEST IN PRIVATLY-HELD REAL ESTATE? Category Investment in Private Real Estate Investment in US Bond Type of Asset Hard Asset. Intangible Asset. Ownership in Asset Yes No. Purchasing Debt Combination of cash flow and asset appreciation. Diversification from the underlying volatility of the stock market due to low correlation to markets. REITS do not provide this same benefit. Ensure that your excess cash is generating passive income. Collateral Equity Buildup/ Wealth Accumulation Physical (tangible) asset-land and buildings Yes. Pay down debt over time and have possible asset appreciation in order to build equity/wealth. Over long-term time horizon, prices of real estate have historically increased in value. Full faith of U.S. government No. Receive fixed interest income REAL ESTATE ADVANTAGE SUMMARY Diversification benefits while also yielding stronger cash flow and returns than a bond. Collateral is a physical asset with inherent value. Lower capital gains tax upon sale of asset compared to higher tax rates on bond interest income. Tax/Depreciation Advantages Leverage Funds Yes. K-1 cash flow received is ordinary income and taxed at ordinary income rates; upon sale of asset if held greater than one year, investor receives lower tax rates at capital gains rates. Yes. Secure debt so you don t have to use your own money; This maximizes returns. We use the appropriate amount of leverage so we are not over-leveraged. No form, and income taxed at ordinary income rates No. Bonds (and also stocks) require 100% of the investment up front. Cash/Return Yield Yes. Higher than bond yield. Yes. Inflation Protection (Hedge) Yes. Reacts proportionally to inflation; Inflation increases property values and justifies higher rents charged to tenants. No. Fixed return. Possibly a negative return if inflation is greater than bond yield. PAGE 13 PAGE 14

9 COMPARISON: REAL ESTATE VS. BOND WHAT IS INVESTOR LEFT WITH? REAL ESTATE INVESTMENT WITH F STREET DEVELOPMENT BOND INVESTMENT AFTER 20-YEAR TERM REI WHAT IS INVESTOR LEFT WITH? AFTER 20-YEAR TERM BOND WHAT IS INVESTOR LEFT WITH? Total Cost of Acquisition: $4,000, %* Acq. Fee = $4,080,000 Real Estate Investment (Equity) = $1,020,000 (25% of acquisition) Debt: $3,080,000 (Secured by FSD) Recourse loan with local or national bank Debt Terms**: 5.25%, 5-7-year term, year amortization Bond Investment: $1,000,000 (Approx. same as equity component for real estate investment) Bond Term: 20-year term Coupon Payment: 4% Annual payment or before-tax cash flow of $40,000 received annually Built-up equity through payment of mortgage balance Fee owner of 50% of the subject asset Possible realization of appreciation (50% of proceeds on sale of asset distributed to investors) Zero debt liability / mgmt requirements Investment of $1,000,000 returned No built-up/accumulated equity ($0 balance upon balloon payment of $1M) No possibility of appreciation No possibility to realize capital gain from sale of asset No tangible asset or residual value (No ownership of asset) Possibility of 1-2 years of interest-only payments, which increases rate that your capital is returned to you Preferred Return on Equity (Comparable Bond Coupon Payment): 4% of investment Before-Tax Cash Flow: $40,000 received annually Priority of Payment: 1. Payment of mortgage, interest, and taxes 2. $40,800 annual payment (4%*$1.02M) (Preferred return on your investment) 3. 10% Held for reserves; Remaining amount split 50/50 4% Management Fee charged by FSD, which is typically passed-through and paid by tenants leasing the building. *Acquisition Fee: 1-3%; Costs associated with finding and securing investment opportunity. CASH FLOW EXAMPLE Rental Income (9% Cap Rate): $360,000 Less: Annual Debt Service**: $215,000 Less: Property Taxes: $25,000 Less: Preferred Return: $40,800 (4%*$1.02M) Cash Flow: $80,000 Split 50% to FSD and 50% to Investor F Street: $40,000 Investor: $40,000 Total Sum Received by Investor: $40,800 Preferred Return + $40,000 = $80,800 Before Tax Return on Capital: $80,800/$1,020,000 = 8% Plus 50% Fee Owner of the Subject Asset Numbers are estimates, as Rental Income and expenses vary depending investment opportunity. PAGE 15 PAGE 16

10 CONCLUSION NEXT STEPS TO INVESTING WOULD YOU RATHER? Have your principle investment returned (with no possible appreciation) and annual coupon payments (Bond Example)... OR Have higher annual cash flow (Preferred Return and 50% of Cash Flow), plus 50% equity in the asset? THE ANSWER IS CLEAR: BOND PRINCIPLE + 4% COUPON PAYMENT EQUITY INVESTMENT RETURNED + 50% OWNERSHIP INTEREST IN ASSET + 4% PREFERRED RETURN Assuming the asset does not appreciate in value and holds its value of the original purchase price of $4,000,000, the investor owns 50% or $2,000,000 (assuming mortgage debt is paid in full), which is approximately $1,000,000 greater based on a conservative estimate. INTERESTED IN INVESTING WITH F STREET DEVELOPMENT? STEP 1: SELECT METHOD OF INVESTMENT A: Invest on a Per Deal Basis (Deal syndication) B: Invest in the Single-Family Asset Real Estate Opportunity (See page 19) C: Invest in F Street Development Fund I (See page 23) STEP 2: COMMIT TO A DOLLAR AMOUNT A/B: If deal is attractive, commit to specific dollar amount investment for real estate investment B: Investment differs from A as investor is the only partner with F Street Development. (Minimum investment of $500,000 is required) C: 50% of your investment shall be made and held in an escrow account. The money shall sit safely secured in the escrow account. C: The remaining 50% is due when called by F Street Development Fund I. The timing for the remainder of the funds will be dependant on when assets are purchased. B/C: Investment dollars shall not be deployed until F Street Development invests in a real estate asset. STEP 3A: INVESTMENT ON A PER DEAL BASIS Upon investment transferred to the entity created to purchase the subject real estate asset/ investment, you will sign the following legal documents to bind you as a member of the entity, which holds legal title to the asset: Joinder Agreement Spousal Consent STEP 3B: INVESTMENT IN SINGLE FAMILY ASSET (See page 19) STEP 3C: INVESTMENT IN F STREET DEVELOPMENT FUND I (See page 23) Investment made directly into F Street Development Fund I. Upon commitment, 50% of investment is made, and investor signs a subscription agreement, upon review of the Prospectus. PAGE 17 PAGE 18

11 SINGLE-FAMILY ASSET REAL ESTATE OPPORTUNITY SINGLE-FAMILY ASSET REAL ESTATE OPPORTUNITY AN ENDLESS BULL MARKET? As the stock market has been on a 10-year+ bull run, locking in unrealized gains and diversifying away from the public market by investing in private real estate investments is prudent. WHO HOLDS TITLE TO THE ASSET? Option 1: Family LLC + F Street Development = JV/Single Family Asset Entity Vested in the JV/Single Family Asset Entity with eash LLC owning 50% of the asset. Option 2: Vested in a TIC Structure with F Street Development LLC and Family LLC each as a 50% TIC owner of the asset. Title is vested in individual TIC owners. WHAT IS A TIC? TENANT IN COMMON - a specific type of concurrent, or simultaneous, undivided interest/ ownership of real property by two or more parties. A TIC is a way for two (or more) people or entities to jointly purchase real estate and take title to that property/asset, with no right of survivorship (goes to TIC owner s heirs or whatever beneficiary that the TIC owner determines). WHAT IS A RIGHT OF SURVIVORSHIP? If one owner dies, its share is divided up equally among the other owners instead of going to heirs. In a TIC structure, this does not happen. WHAT ARE THE BENEFITS OF A TIC? Provides more flexibility to you (the investor) As tenants in common (TIC), the property is owned in accordance with equity ownership. For this reason, Family LLC and F Street Development LLC may not claim ownership to a specific part of the property. When the property is sold, the proceeds are divided among the TIC members in proportion to equity ownership. Easier for TIC owner to sell its share to anyone. WHAT IS THE OPPORTUNITY? Partner with F Street Development LLC to buy a single asset or build a portfolio of real estate assets to achieve two objections: 1. Generate passive income 2. Build wealth by owning legacy real estate in desirable locations STRATEGY Hold assets long-term, pay down debt, build equity in assets and generate income Manage the asset professionally and efficiently to keep costs down Quarterly distributions of free cash flow paid to Investor BENEFITS TO PARTNERING WITH F STREET DEVELOPMENT? Generate passive income (income earned on your money while not actively working, requiring little or no effort) Build equity in each asset through principal payment reduction over the course of the loan Build wealth over time Zero management responsibility Zero debt liability (F Street Development secures debts) Realize upside appreciation as a 50% equity holder in asset (F Street Development owns 50% of subject asset and secures the debt) Exposure to private real estate investments is a great diversification from stock markets or Real Estate Investment Trusts (REITS) PAGE 19 PAGE 20

12 SINGLE-FAMILY ASSET CONCLUSION HOW DOES IT WORK? Through its real estate network of brokers and other real estate professionals, F Street Development diligently underwrites numerous real estate acquisition opportunities each month. Upon careful scrutinization and underwriting of each investment opportunity, F Street Development selects only those investments which provide target returns for its investors. Once F Street Development puts a property under contract, F Street Development undertakes due dilligence on the property. This includes careful review of Seller documents (leases, property tax bills, appraisals, surveys, environmental reports, etc.), and other due diligence items (title, survey). If acceptable, F Street Development closes and funds the opportunity. Investor signs joinder agreement to legally bind themselves as a member of the operating agreement, which holds title to the asset; if under TIC structure, this does not apply as each TIC entity owns asset directly. Distributions paid on a quarterly-basis. NEXT STEPS Commit to a dollar amount to invest in a single or a portfolio of assets with F Street Development. Minimum capital investment for Single-Family Asset is $500,000. Let us help answer any questions you may have. PAGE 21

13 F STREET DEVELOPMENT FUND I F STREET DEVELOPMENT FUND I Prior to launching Fund 1, F Street Development has engaged in deal syndications for each asset acquired in its portfolio. High net-worth individuals typically invested $100,000-$1,000,000 of equity per transaction. WHY THE SHIFT? As our company grows, our capital needs grow. With increasing deal flow and opportunities, capital must be aligned to meet our investment needs as we continually source investments that meet our investment criteria. The fund approach provides us with more efficient means to place capital to continue allowing us to do what we always to-generate returns for our investors. WHAT IS THE OPPORTUNITY / STRATEGY? 1. To identify off-market deals by working closely with trusted advisors/brokers which present opportunities due to operator inefficiencies at the property level, allowing F Street Development to step in and run operations more seamlessly. 2. Develop a business plan to optimize Net Operating Income by increasing rental income while simultaneously controlling expenses. 3. Self-manage the assets to keep a keen pulse on the asset and execute on the business plan. INVESTMENT TARGETS FOR FUND Targeted IRR Returns 12-16%, net of all fees 7% to 10% capitalization rates at the time of acquisition 10% to 15% cash-on-cash returns CASH FLOW DISTRIBUTIONS 100% of available distributions paid to investors as follows: A 5% Cumulative Preferred return, paid quarterly To be negotiated based on amount of capital committed to the fund F STREET DEVELOPMENT FEES 1% Acquisition Fee paid to F Street Development upon closing of each asset purchased in F Street Development Fund I 1.5% Asset Management Fee paid to F Street Development (Percentage based on assets under management in the fund) Our Opportunity Individual investors target $1-$5M acquisitions Institutional investors target $50-$100M acquisitions Operate in the middle. Acquire stabilized assets or value-add opportunities across sectors in commercial real estate between $5-$50M or develop multi-family, office or industrial assets where there is a compelling opportunity FUND DETAILS A diversified portfolio of real estate assets, by geography, asset type, and asset class Industrial and Multi-family stabilized and value-add acquisitions Target Leverage per transaction: 50-60% leverage No Claw Back & No Capital Call Provisions PAGE 23 PAGE 24

14 ENTRUST INVESTMENT OPTION ENTRUST INVESTMENT OPTION INTRODUCTION TO ENTRUST As several of our investors have started investing with us using their retirement (401k and/or IRA) accounts by setting up a self-directed IRA with a custodian, Entrust, please see the outline below offering you another method to invest in F Street Development LLC s real estate acquisitions and development projects. WHAT IS ENTRUST? Entrust is a custodian, just like Fidelity, Schwab, Vangard, etc., however allows you to use your IRA and 401K retirement funds to invest in non-traditional assets, including directly investing in real estate (does not limit investments to public investments in stocks and bonds). A self-directed IRA is considered a separate entity that can conduct business/invest with F Street Development. ABOUT THE ENTRUST GROUP For over 35 years, The Entrust Group has provided account administration services for self-directed retirement plans and has been an acknowledged authority in the field. With locations throughout the US, Entrust s team of professionals are regularly examined to ensure compliance with current state and federal banking requirements, and keep up-to-date by participating in ongoing educational programs to ensure that they share the most accurate information with clients. WHAT IS A SELF-DIRECTED IRA? A self-directed IRA is an individual retirement account that gives you complete control over your investment choices. Unlike other IRAs, you re not limited to stocks, bonds, or mutual funds. This means you can take advantage of investing in alternative assets - such as real estate, limited partnerships, and gold - with your self-directed retirement account. With Entrust as the administrator of your self-directed retirement account, you have the power to take an active role in your retirement planning. PARTNERING SELF-DIRECTED IRA FUNDS This is a separate entity that can conduct business with other entities or individuals. Your IRA will own a percentage of the property and must be stated on the title when the transaction is recorded (unless IRA is a member of an LLC that holds title) All income and expenses (on a proportionate basis) from the property flow in and out of your IRA and not your personal finances. If the property is sold, your IRA receives the portion of the proceeds proportionate to the amount of ownership the IRA has in the deal. WHY INVEST A PORTION OF YOUR RETIREMENT IN REAL ESTATE? Million of Americans have historically contributed money in retirement accounts that were fully invested in stocks, inherently having great exposure to the public markets. As long as the market is performing well when individuals retire, and they wish to pull out money, there is little concern with this approach to making investment decisions in your retirement account. However, due to the cyclical nature of the economy and public markets, this is not always the case. Many individuals contributed large sums of money each year over the course of their careers with the intention of having a large nest egg at their retirement. However, when they were ready to begin taking distributions at retirement age, the market was in a downturn and they were left with few assets relative to the amount of money contributed. Investing directly in real estate assets with F Street Development LLC through your Entrust selfdirected IRA provides investors with great diversification benefits and reduces the risk highlighted above. While it may be prudent to continue to invest a portion of your IRA funds in stocks and bonds, it is wise to allocate a certain percentage of your 401k/IRA money and invest directly in real estate assets. Your retirement account portfolio should not be exclusively invested in one asset group no different than your personal investments. Diversification is key. PAGE 25 PAGE 26

15 ENTRUST INVESTMENT OPTION DISCLAIMER HOW TO ESTABLISH AN ENTRUST ACCOUNT The documents linked below are required to establish and fund an Entrust IRA. Please note that you may also establish the IRA online in less than 10 minutes at Entrust Online Application. When establishing the account online, or using the pdf s, please make sure to reference F Street Group as the Business Referral Partner. I also attached a document titled Getting Started with Self-Directed IRAs that explains basic information about Entrust. If you choose to open an account you can either open your account online, the forms directly to me, or fax or mail them to Bill Neville at bneville@theentrustgroup.com. To open and fund an account: IRA Application (4 page) Government Issued Photo ID Signed and completed fee schedule Transfer form (to transfer from an existing IRA) Please include a statement for the account from which you are transferring your money. Entrust will sign and forward the transfer form to your current custodian requesting the transfer. Once your account is opened to process your investment you just need to log into your account and under quick links click on Make Investment and follow the instructions. If you have any questions please call Bill Neville at x237 or Bill at bneville@theentrustgroup.com and he can help you with the forms and instructions to facilitate your investment. Please feel free to call Josh Lurie at with any questions. Real Estate Continues to Fuel Retirement Savings Growth for Self-Directed Investors May 15, The Entrust Group, a pioneer and leading provider in the self-directed IRA industry, has released its annual Real Estate Investor Market Research Report highlighting trends in Real Estate IRA investments. Download the Real Estate Investor Market Research Report here. NO WARRANTIES This investment packet is provided as is without any representation or warranties, express or implied. The creators of this investment packet make no representations or warranties regarding the information and materials provided in the investment packet. NO INVESTMENT ADVICE The content contained in this investment packet and the resources provided herein are intended for informational purposes only and is not to be considered investment advice, direct or implied. You are responsible for consulting with your own qualified legal, tax, and financial advisors with respect to any prospective investment. LIMITATIONS OF LIABILITY The creator of this investment packet will not be liable to you (whether under the law of contract, the law of torts or otherwise) in relation to the contents of, or use of, or otherwise in connection with, this investment packet: for any direct loss; for any indirect, special or consequential loss; or for any business losses, loss of revenue, income, profits or anticipated savings, loss of contracts or business relationships, loss of reputation or goodwill, or loss or corruption of information or data. These limitations of liability apply even if the creator of this investment packet has been expressly advised of the potential loss. HOLD HARMLESS By utilizing information contained in this investment packet, you agree to hold the creator of this investment packet and its affiliates harmless for any loss, indirect or direct, from the use or reliance upon any information provided in the investment packet. PAGE 27 PAGE 28

16 1134 N 9TH STREET MILWAUKEE, WI 53233