The Capitaliza Corp. Multifamily Housing Advisory Group, in conjunction with Inman Equities, is pleased to present the exclusive listing of 71 apartment units in the Warner Robins community, Houston County, Georgia. This asset was just 2.5 miles from Robins Air Force Base, which recently announced an aggressive strategy to add 1,200 technology and cybersecurity-related jobs to Warner Robins. Built in 1976, Stonehenge represents a brilliant opportunity to invest in an asset ready to increase its value in a sub-market with brilliant indicators of growth and market fundamentals such as Central Georgia, which remains an important growth market.
FEATURED
TOP ORIGINAL UNITS TO ADD VALUE
Stonehenge comes in very good maintenance condition, with classic interiors and opportunity for income growth through a moderate value-added strategy, which can increase annual revenue up to $85K.
EXCELLENT MARKET FUNDAMENTALS
Warner Robins, one of Georgia's fastest-growing and most prosperous markets, is highly favorable and dynamic, including record population growth, high rental growth, and 97% average occupancy.
WARNER ROBINS AIR FORCE BASE BRINGS 1,200 NEW EMPLOYMENT
Stonehenge, located just 2.5 miles from Robins Air Force Base, will benefit from one of Georgia's largest job advertisements in 2018. The base currently houses approximately 25,000 employees.
ONLY MINUTES FROM STORES
Stonehenge is minutes from the Central Stores corridor of Warner Robins, Watson Boulevard, which serves the market as the largest concentration of diversified and premier retail stores.
VIGOROUS ECONOMY OF CENTRAL GEORGIA
Named "Middle Market of the Year," Central Georgia is forecasted to exceed national lows, reinforced by a positive overall forecast according to most of Georgia's recent economic outlook.
TOP ORIGINAL UNITS TO ADD VALUE
Elevated Interiors
Stonehenge comes in very good with classic interiors and opportunity for income growth through moderate value added, a strategy that can increase annual income up to $85K
Stonehenge presents a new opportunity for the buyer to increase rents by $100 per month following a moderate value-added strategy to improve interiors by $3,500 (on average) and inject $100K into capital improvements and services. These improvements may include new furniture for the pool area, the addition of a pet park, grilling area, and/or renovated landscaping.
New set of kitchen cabinets
New laminated kitchen tops
New kitchen dishwasher
Kitchen handles
INTERIOR
UPGRADES
Microwaves
Dishwasher
Lighting
Accessories
Estimated average cost for
interior improvements
Projected premium to be earned
monthly for upgraded units
Projected ROI
for upgraded units
EXCELLENT MARKET FUNDAMENTALS
Multiple Positive Growth Trends
Warner Robins, one of Georgia's fastest-growing and most prosperous markets, reveals a very favorable market dynamics, including a record of population growth, high-income growth and an average of 97% occupancy.
Population
1990
Houston County
Population
2017
Houston County
Houston County has surpassed BIBB County
Between 1990 and 2017, Warner Robins experienced a massive 61.9% population growth with 66,588 inhabitants. In 2017 it surpassed the population of Bibb County (Macon) as projected and for the first time ever.
Positive Growth Trends
Effective revenue growth at Warner Robins was 3.5% year-on-year as of the fourth quarter of 2018, with no new conventional units delivered to the sub-market. In addition, the occupancy remains consistently high, reaching 97% in the fourth quarter of the same year.
1,200 RAFB Jobs in addition to Amazon and Perdue Farms
Featured by the massive arrival of 1,200 jobs from Robins AFB, Warner Robins and the property in question, they will no doubt benefit from multiple recent job announcements throughout central Georgia.
Increased Popularity of "Micro-Units"
Smaller and "micro" units are proven to outperform conventional units on the market (according to a ULI report). A new owner can renew and offer an improved alternative with a lower priced rental compared to larger and newer units.
Transfer, Post-Recovery Economy
National unemployment is at an all-time low and wages are rising in working-class sectors. While manufacturing benefits greatly from a thriving economy, investment in the military area bodes well for Warner Robins and the property in question.
RAFB BRINGS 1,200 NEW EMPLOYMENT
Minutes from Huge Job Ads
Stonehenge, located just 2.5 miles from the base, will benefit from one of Georgia's top job advertisements in 2018, RAFB is adding 1,200 jobs for its 2019 fiscal year.
RAFB Adding 1,200 JOBS in 12 Months
Effective revenue growth at Warner Robins was 3.5% year-on-year as of the fourth quarter of 2018, with no new conventional units delivered to the sub-market. In addition, the occupancy remains consistently high, reaching 97% in the fourth quarter of the same year
New Legislation Benefits RAFB
Robins Air Force Base is expected to be a major beneficiary in the 2019 fiscal year of the Defense Authorization Act that President Donald Trump signed into Law on August 2018. It grants RAFB a new mission and authorizes the Pentagon to establish cyber institutes specializing in technical colleges and universities across the country, with a preference for the nation's six largest military colleges, including the University Georgia (UNG), which has five campuses in the state.
New Jobs
at the Base of the
Robins Air Force
(RAFB)
Projected Economic Impact
Next 5 years
"It's safe to say this has been the most important year for the new workload at Robins in decades."
-Brigadier General John Kubinec on Robins AFB.
RAFB Data
The annual federal payroll at RAFB is $1.38B.
Annual expenses in RAFB are $398.3M.
In fiscal year 2017, RAFB had an economic impact of $2.87B in Georgia, an increase of $11M from 2016.
Amazon Brings 500 Jobs
A new $6M Amazon distribution center in southern Bibb County, at the intersection of I-75 and Sardis Church Road (just 15 minutes from the property) is underway and is expected to be completed and open by spring 2019. The 500 new hires will include warehouse, management, and supervisory positions. Recruitment is currently underway.
Transfer, Post-Recovery Economy
National unemployment is at an all-time low and wages are rising in working-class sectors. While manufacturing benefits greatly from a thriving economy, investment in the military bodes well for Warner Robins and the property in question.
Tiendas Comerciales
1. Chick-fil-A
2. Family Dollar
3. Ollie’s Bargain Outlet, CVS
4. Parkway Station (Kroger, Goodwill Job Center)
5. Walgreens
6. Walmart Neighborhood Market
7. Walmart Supercenter
Medicina
8. Houston Medical Center Pavilion
9. Diagnostic Center
Educación
10. Georgia Military College - Warner Robins
11. Georgia Veterans Education
Career Transition Resource Center
12. Middle Georgia State University - Warner Robins
13. Northside High School
14. Northside Middle School
15. Parkwood Elementary
Sitios de Interes
16. E.L. Greenway Welcome Center 17. McConnell-Talbert Stadium
18. Museum of Aviation
19. Olympia Skate Center
20. Pine Oaks Golf Course
21. Warner Robins Courthouse,
Government Offices
ONLY MINUTES FROM STORES
High Access Location
Stonehenge is just minutes from the centralized shopping area of Warner Robins, whose corridor along Watson Boulevard serves the market as the largest diversified concentration of premier stores.
Minutes from Watson Boulevard
Located just 1.6 miles from Watson Boulevard, Stonehenge residents benefit from indirect access across N. Houston Road to Watson Boulevard Retail Corridor in Warner Robins, a large retail center.
It should be noted that residents can also drive in less than 5 minutes to Walmart Neighborhood Market, one of the prettiest and newest grocery stores in the shopping market, located just a mile south of the property on N. Houston Road.
Tiendas Comerciales
1. ALDI
2. Chick-fil-A
3. City Crossing (Home Depot, Pier 1,
HomeGoods, Ross, Old Navy, Dollar
Tree, Books-A-Million)
4. Crossroads Marketplace (Kroger,
Best Buy, Bed Bath & Beyond, Kohl’s)
5. CVS
6. Family Dollar
7. Galleria Mall Drive Corridor (Target, Academy Sports, Hobby Lobby)
14.Watson Central (Big Lots, Food Depot, Citi Trends, Advance Auto Parts)
Medicina
15. Houston Medical Center
16. Pavilion Diagnostic Center
Educación
17. Northside High School
18. Northside Middle School
19. Parkwood Elementary
Sitios de Interes
20. Bill Peavy Memorial Park
21.Fountain Park & Fountain Public Pool
22. Olympia Skate Center
23. Warner Robins Courthouse,
Government Offices
VIGOROUS ECONOMY OF CENTRAL GEORGIA
Named "Central Market of the Year"
Named "Central Market of the Year," Central Georgia is forecast to exceed national baselines, backed by a positive overall forecast based on Georgia's most recent Economic Outlook.
Georgia Economic Outlook 2019 - Results
According to the recently published Georgia Economic Outlook 2019, the annual report of the Selig Center for Economic Growth at the University of Georgia, the state in general and the Central Georgia markets (Macon and Warner Robins) is positive for 2019.
• The U.S. expects Georgia's unemployment rate this year to remain strong at 3.7 percent, 4.1 percent last year and versus the national average, a little better at 3.5%. The report predicts strong job growth in Georgia in areas such as health, construction, entertainment and hospitality. With better results than national predictions, employment growth is expected to increase by 1.5% (vs. the national average of 1.3%) and personal income is projected to grow 4.9% (vs. national average, 4.5%).
In Macon, hourly wages are growing at twice the national rate and for the first time since 2010, the Macon area saw more people move to the area last year than leave it. The report predicts a net growth increase of 600 jobs and net migration will increase by another 500-1,000 people in the Macon area.
For the Warner Robins area, net growth of 800 new jobs was projected in areas such as government, aerospace and high technology. The reports cite increases in military spending as the main generator of stability and creator of high-paying jobs in the near future.
INVESTMENT OPPORTUNITY
OUR OPEN OFFER
The Capitaliza Corp. Multifamily Housing Advisory Group, in conjunction with Inman Equities, is pleased to present the exclusive listing of 71 apartment units in the Warner Robins community, Houston County, Georgia. This asset was just 2.5 miles from Robins Air Force Base, which recently announced an aggressive strategy to add 1,200 technology and cybersecurity-related jobs to Warner Robins. Built in 1976, Stonehenge represents a brilliant opportunity to invest in an asset ready to increase its value in a sub-market with brilliant indicators of growth and market fundamentals such as Central Georgia, which remains an important growth market.
FEATURED
TOP ORIGINAL UNITS TO ADD VALUE
Stonehenge comes in very good maintenance condition, with classic interiors and opportunity for income growth through a moderate value-added strategy, which can increase annual revenue up to $85K.
EXCELLENT MARKET FUNDAMENTALS
Warner Robins, one of Georgia's fastest-growing and most prosperous markets, is highly favorable and dynamic, including record population growth, high rental growth, and 97% average occupancy.
WARNER ROBINS AIR FORCE BASE BRINGS 1,200 NEW EMPLOYMENT
Stonehenge, located just 2.5 miles from Robins Air Force Base, will benefit from one of Georgia's largest job advertisements in 2018. The base currently houses approximately 25,000 employees.
ONLY MINUTES FROM STORES
Stonehenge is minutes from the Central Stores corridor of Warner Robins, Watson Boulevard, which serves the market as the largest concentration of diversified and premier retail stores.
VIGOROUS ECONOMY OF CENTRAL GEORGIA
Named "Middle Market of the Year," Central Georgia is forecasted to exceed national lows, reinforced by a positive overall forecast according to most of Georgia's recent economic outlook.
TOP ORIGINAL UNITS TO ADD VALUE
Elevated Interiors
Stonehenge comes in very good with classic interiors and opportunity for income growth through moderate value-added, a strategy that can increase annual income up to $85K
Stonehenge presents a new opportunity for the buyer to increase rents by $100 per month following a moderate value-added strategy to improve interiors by $3,500 (on average) and inject $100K into capital improvements and services. These improvements may include new furniture for the pool area, the addition of a pet park, grilling area, and/or renovated landscaping.
Estimated average cost for
interior improvements
Projected to be earned
monthly for upgraded units
Projected ROI
for upgraded units
Elevated Interiors
New set of kitchen cabinets
New laminated kitchen tops
New kitchen dishwasher
Kitchen handles
Microwave
Dishwasher
Lighting
Accessories
EXCELLENT MARKET FUNDAMENTALS
Multiple Positive Growth Trends
Warner Robins, one of Georgia's fastest-growing and most prosperous markets, reveals a very favorable market dynamics, including a record of population growth, high-income growth and an average of 97% occupancy.
89K
Population - 1990
Houston County
153K
Population - 2017
Houston County
Houston County has surpassed BIBB County
Between 1990 and 2017, Warner Robins experienced a massive 61.9% population growth with 66,588 inhabitants. In 2017 it surpassed the population of Bibb County (Macon) as projected and for the first time ever.
Positive Growth Trends
Effective revenue growth at Warner Robins was 3.5% year-on-year as of the fourth quarter of 2018, with no new conventional units delivered to the sub-market. In addition, the occupancy remains consistently high, reaching 97% in the fourth quarter of the same year
1,200 RAFB Jobs in addition to Amazon and Perdue Farms
Featured by the massive arrival of 1,200 jobs from Robins AFB, Warner Robins and the property in question, they will no doubt benefit from multiple recent job announcements throughout central Georgia.
Increased Popularity of "Micro-Units"
Smaller and "micro" units are proven to outperform conventional units on the market (according to a ULI report). A new owner can renew and offer an improved alternative with a lower-priced rental compared to larger and newer units.
Transfer, Post-Recovery Economy
National unemployment is at an all-time low and wages are rising in working-class sectors. While manufacturing benefits greatly from a thriving economy, investment in the military area bodes well for Warner Robins and the property in question.
RAFB BRINGS 1,200 NEW EMPLOYMENT
Minutes from Huge Job Ads
Stonehenge, located just 2.5 miles from the base, will benefit from one of Georgia's top job advertisements in 2018, RAFB is adding 1,200 jobs for its 2019 fiscal year.
RAFB Adding 1,200 Jobs in 12 Months
Effective revenue growth at Warner Robins was 3.5% year-on-year as of the fourth quarter of 2018, with no new conventional units delivered to the sub-market. In addition, the occupancy remains consistently high, reaching 97% in the fourth quarter of the same year
New Legislation Benefits RAFB
Robins Air Force Base is expected to be a major beneficiary in the 2019 fiscal year of the Defense Authorization Act that President Donald Trump signed into Law on August 2018. It grants RAFB a new mission and authorizes the Pentagon to establish cyber institutes specializing in technical colleges and universities across the country, with a preference for the nation's six largest military colleges, including the University Georgia (UNG), which has five campuses in the state.
New Jobs
at the Base of the
Robins Air Force
(RAFB)
Projected Economic Impact
Next 5 years
RAFB Data
The annual federal payroll at RAFB is $1.38B.
Annual expenses in RAFB are $398.3M
In fiscal year 2017, RAFB had an economic impact of $2.87B in Georgia, an increase of $11M from 2016.
Amazon Brings 500 Jobs
A new $6M Amazon distribution center in southern Bibb County, at the intersection of I-75 and Sardis Church Road (just 15 minutes from the property) is underway and is expected to be completed and open by spring 2019. The 500 new hires will include warehouse, management, and supervisory positions. Recruitment is currently underway.
Transfer, Post-Recovery Economy
National unemployment is at an all-time low and wages are rising in working-class sectors. While manufacturing benefits greatly from a thriving economy, investment in the military bodes well for Warner Robins and the property in question.
Tiendas Comerciales
1. Chick-fil-A
2. Family Dollar
3. Ollie’s Bargain Outlet, CVS
4. Parkway Station (Kroger, Goodwill Job Center)
5. Walgreens
6. Walmart Neighborhood Market
7. Walmart Supercenter
Medicina
8. Houston Medical Center Pavilion
9. Diagnostic Center
Educación
10. Georgia Military College - Warner Robins
11. Georgia Veterans Education
Career Transition Resource Center
12. Middle Georgia State University - Warner Robins
13. Northside High School
14. Northside Middle School
15. Parkwood Elementary
Sitios de Interes
16. E.L. Greenway Welcome Center 17. McConnell-Talbert Stadium
18. Museum of Aviation
19. Olympia Skate Center
20. Pine Oaks Golf Course
21. Warner Robins Courthouse,
Government Offices
ONLY MINUTES FROM STORES
High Access Location
Stonehenge is just minutes from the centralized shopping area of Warner Robins, whose corridor along Watson Boulevard serves the market as the largest diversified concentration of premier stores.
Minutes from Watson Boulevard
Located just 1.6 miles from Watson Boulevard, Stonehenge residents benefit from indirect access across N. Houston Road to Watson Boulevard Retail Corridor in Warner Robins, a large retail center.
It should be noted that residents can also drive in less than 5 minutes to Walmart Neighborhood Market, one of the prettiest and newest grocery stores in the shopping market, located just a mile south of the property on N. Houston Road.
Tiendas Comerciales
1. ALDI
2. Chick-fil-A
3. City Crossing (Home Depot, Pier 1,
HomeGoods, Ross, Old Navy, Dollar
Tree, Books-A-Million)
4. Crossroads Marketplace (Kroger,
Best Buy, Bed Bath & Beyond, Kohl’s)
5. CVS
6. Family Dollar
7. Galleria Mall Drive Corridor (Target, Academy Sports, Hobby Lobby)
14.Watson Central (Big Lots, Food Depot, Citi Trends, Advance Auto Parts)
Medicina
15. Houston Medical Center
16. Pavilion Diagnostic Center
Educación
17. Northside High School
18. Northside Middle School
19. Parkwood Elementary
Sitios de Interes
20. Bill Peavy Memorial Park
21.Fountain Park & Fountain Public Pool
22. Olympia Skate Center
23. Warner Robins Courthouse,
Government Offices
VIGOROUS ECONOMY OF CENTRAL GEORGIA
Named "Central Market of the Year"
Named "Central Market of the Year," Central Georgia is forecast to exceed national baselines, backed by a positive overall forecast based on Georgia's most recent Economic Outlook.
Georgia Economic Outlook 2019 - Results
According to the recently published Georgia Economic Outlook 2019, the annual report of the Selig Center for Economic Growth at the University of Georgia, the state in general and the Central Georgia markets (Macon and Warner Robins) positive for 2019.
The U.S. expects Georgia's unemployment rate this year to remain strong at 3.7 percent, 4.1 percent last year and versus the national average, a little better at 3.5%. The report predicts strong job growth in Georgia in areas such as health, construction, entertainment and hospitality. With better results than national predictions, employment growth is expected to increase by 1.5% (vs. the national average of 1.3%) and personal income is projected to grow 4.9% (vs. national average, 4.5%).
In Macon, hourly wages are growing at twice the national rate and for the first time since 2010, the Macon area saw more people move to the area last year than leave it. The report predicts a net growth increase of 600 jobs and net migration will increase by another 500-1,000 people in the Macon area.
For the Warner Robins area, net growth of 800 new jobs was projected in areas such as government, aerospace and high technology. The reports cite increases in military spending as the main generator of stability and creator of high-paying jobs in the near future.
INVESTMENT STRATEGY
100% of the units will be renewed in 24 months starting month 1.Classic units will be fully renovated at a cost of $3,500 per unit (vinyl floors, cabinet handles, splash protectors, taps and lighting)
This upgrade will bring an increase of between $80 to $100 per unit, the result of our analysis was $80 per unit.
Property Purchase $2,986,198
Remodeling 71/U $ 231,000
Annual Cash Flow 8% $ 82,895
Cash Flow X 5 Years $ 414,479
Property Sale $ 3,782,399
Earnings worth $ 796,201
Investment Summary
Preferred Return 8%
Multiple Investment Projection 2.05x
Capital Structure
Property Cost $ 2,986,198
Capital Investment $ 1,036,198
Debt $ 1,950,000
Annual Cash Flow
Year 1 - 13.22%
Year 2 - 12.31%
Year 3 - 13.62%
Year 4 - 14.11%
Year 5 - 14.12%
Income Comparables
Stonehenge
613 Greenbriar Road Warner Robins, GA 31093
Houston County
Total Unidades: 71
Establecido: 1976
Area Rentable (SF): 47,550
Ocupación: 93%
Features
- Air Conditioning
- Black & White Appliances
- Carpet
- Fans
- Cherry Cabinets*
- Full Kitchen
- Patio
- Ceramic Floors
- Tina/Shower
- Co. Washer
- Co. Dryer
- Invalid Access*
- White Cabinets
- Curtains
- Wood Style Floors*
- Revenue Office
- Pet Park
- Laundry Room
- First Floor Only
- Deposits
- Parking
- Pool
Types of Units
Expenses
Comparables 1-Bedroom Apartments
Comparables 2-Bedrooms Apartments
Additional Information:
Toll Free: +1 (877) 650-5442
Phone: +1-305-445-5442
Email: info@biscayneco.com
LEGAL NOTICE
The information contained in this document was prepared by Capitaliza Corp. (“Advisors”), for the exclusive use of potential investors. It reflects current environments and the views of the Advisors to date, which are
subject to change. In the preparation of this material, the Advisors have relied on, and assume without independent verification, the accuracy and completeness of all information available from public sources. Even
where this material contains some type of valuation, it should be considered subject to change and appropriate only for the purpose described herein. This material is private and confidential, and cannot be distributed
to third parties without written permission Advisors.
INVESTMENT STRATEGY
100% of the units will be renewed in 24 months starting month 1.
Classic units will be fully renovated at a cost of $3,500 per unit (vinyl floors, cabinet handles, splash protectors, taps and lighting).
This upgrade will bring an increase of between $80 to $100 per unit, the result of our analysis was $70 per unit.
8
Advanced issues found
▲
Property Purchase $ 2,986,198
Remodeling 71/u $ 231,000
Annual Cash Flow 8% $ 82,895
Cash Flow x 5 Years $ 414,479
Property Sales $ 3,782,399
Earnings Worth $ 796,201
Investment Summary
Preferred Return 8%
Projection Multiple Investment 2.05x
Capital Structure
Property Cost $ 2,986,198
Capital Investment $ 1,036,198
Debt $ 1,950,000
Flujo de Caja Anual
Year1 - 13.22%
Year 2 - 12.31%
Year 3 - 13.62%
Year 4 - 14.11%
Year 5 - 14.12%
Summary of Income Comparables
Stonehenge
613 Greenbriar Road Warner Robins, GA 31093
Houston County
Total Units: 71
Established: 1976
Profitable Area (SF): 47,550
Occupancy: 93%
Features
- Air Conditioning
- Black & White Appliances
- Carpet
- Fans
- Cherry Cabinets
- Full Kitchen
- Patio
- Ceramic Floors
- Tina/Shower
- Co. Washer
- Co. Dryer
- Invalid Access*
- White Cabinets
- Curtains
- Wood Style Floors
- Revenue Office
- Pet Park
- Laundry Room
- First Floor Only
- Deposits
- Parking
- Pool
Types of Units
Comparables 1-Bedroom Apartment
Comparables 2-Bedrooms Apartments
For more information
Please, WhatsApp or Email
USA
Kenneth Fantes
+1 (305) 282 - 2910
kfantes@capitaliza.com
Argentina
Alejandro Reyes
+1 (305) 986 - 9808
areyes@capitaliza.com
Mexico
Rafael Huizi
+52 (155) 3108 - 8153
rhuizi@capitaliza.com
LEGAL NOTICE
The information contained in this document was prepared by Capitaliza Corp. (“Advisors”), for the exclusive use of potential investors. It reflects current environments and the views of the Advisors to date, which are subject to change. In the preparation of this material, the Advisors have relied on, and assume without independent verification, the accuracy and completeness of all information available from public sources. Even where this material contains some type of valuation, it should be considered subject to change and appropriate only for the purpose described herein. This material is private and confidential, and cannot be distributed to third parties without written permission Advisors.
56 Units
92% Ocupanción
19% Promedio IRR
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