Villa Green Investment Package

7/27/2019 Villa Green Investment Package

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Villa GreenApartments Investment Package

101 Units

$900,000.00 Equity Raise

Pueblo Colorado

Questions Should Be Directed To:

Danny Newberry, (435) 590-9095 or [email protected]

This executive summary contains privileged and confidential information. Unauthorized use of this information in any manner is strictly prohibited. If you are not the

intended recipient, please notify the sender immediately. This executive summary is for informational purposes and not intended to be a general solicitation or a

securities offering of any kind. Prior to making any decision to contribute capital, all investors must review and execute all private offering documents. Potential

investors and other readers are cautioned that these forward-looking statements are predictions only, based on current information, assumptions and expectations

that are inherently subject to risks and uncertainties that could cause future events or results to differ materially from those set forth or implied by such forward-

looking statements. These forward-looking statements are only made as of the date of this executive summary and neither Villa Green Apartments, LLC, Value

Investment Group, LLC nor Danny Newberry or Chris Newberry,s, undertake any obligation to publicly update such forward-looking statements to reflect

subsequent events or circumstances. The information contained herein is from sources believed to be reliable; however no representation, either expressed or implied,

is made by the Sponsors as to the accuracy of any information on this property and all investors should conduct their own research to determine the accuracy of any

statements made. All investments contain the risk of loss and investors are encouraged to consult with their personal legal and tax advisors. Neither Sponsors, nor

their representatives, officers, employees, affiliates, sub-contractors or vendors provide tax, legal or investment advice. Nothing in this document is intended to be or

should be construed as such advice.


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Index

Section 1: Investment Overview

Profit DistributionSection 2: VIG Company Overview

History Strategy Partnership Organization Board of Directors The Team Acquisition History

Section 3: Property Description

Investment Highlights Exit Strategy and

Schedule

Property Characteristics Interior Condition

Summary

Exterior ConditionSummary

File Audit Results

Photos Aerial View and Location

Section 4: Deal Structure

Loan DetailsSection 5: Market Overview

Nearby Employers Nearby Schools

Colorado StateUniversity

Pueblo DemographicsSection 6: Business Plan

Capital ImprovementSchedule

Projected cost to turn allunits

Use of FundsSection 7: Financial Summary

2012 Income andExpenses

Pro Forma Projections Pro Forma Assumptions Annual Projections 5 year cash flow

projections

Pro forma Equity andCash Flow Analysis

Exit Strategies Value Investment Group

Fees

Monthly RentsSection 8: Rental Market Study

Rent ComparablesLocations

Section 9: Sales Comparables

Sales ComparablesLocations

Last Page: Contact Information


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Section 1: Investment Overview

Villa Green Apartments, LLC, (hereinafter referred to as the "company"), a Colorado Limited

Liability Company, with offices at 1700 Constitution Rd, Pueblo, Colorado is a single-purposeentity that seeks to raise US $900,000 from a limited number of accredited and non

accredited investors who have a pre-existing relationship with the Sponsors, to provide

funding to acquire a 101 unit apartment complex in Pueblo, Colorado, commonly known as

V G A P T

the Property is $2,751,329.00 and will be secured by a first mortgage of approximately

$2,063,495.00. Investors will become Class A members of the Company following a minimum

investment of $25,000.00. The Company will commence operations and acquire the Property

upon raising $800,000.00.

The Company and project will be managed by Value Investment Group, Inc. who will be

M). Affiliates of the Manager

(Danny Newberry, Chris Newberry, Amber Newberry and Garry Whiteley) will retain a

minority interest in the Company via a separate class of membership units (Class B) and will

participate in profit distributions along with the investors. The Manager expects to hold the

property for approximately seven (7) years and estimates the Property will have an estimated

fair market value upon exit of $5,002,815.00. There are no assurances these objectives can be

attained.

Funds received as investment in this offering will be applied and used solely for theacquisition of this property, corresponding expenses, acquisition costs, and property

improvements, if any, as shown on the U F in Section 6 of this Summary.

Investors shall receive quarterly distributions from operations consisting of 80% of all Cash

Flow After Debt as detailed in Section 7 of this Summary. The Manager will receive the

remaining 20% of all cash flow after debt. Upon sale or refinance, Investors shall receive a

preferred return of 100% of the net proceeds until their capital accounts have been zeroed

out (all original investment has been repaid). All remaining profit from the sale shall be split

80% to the Class A Investors and 20% to the Class B Members.

This Package contains available information received from the current owner relating to the

returns, investment strategies and risk factors (ending inspection reports to be sent to all

qualified investors). Although this package contains the initial information received, an

independent appraisal is pending. Though this information has been secured from sources

that appear to be reliable, no representation is made by Villa Green Apartments, LLC, Value


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Investment Group, Inc., or their affiliates either expressed or implied, as to the accuracy of

any information about this property. All information contained herein is further subject to

correction, modification, or withdrawal without further notice. Returns are subject to change

due to loan terms, new discovery, occupancy, additional capital investment, owner decisions,

and various factors involved in property management, and therefore Sponsors do notguarantee these returns, and further do not guarantee that the property will close or the

specific date on which it will close.

Risks: An investment in the Villa Green Apartments, LLC will be a speculative investment and

subject to significant risks that are discussed more completely in the Offering Agreement.

This offering is for serious and sophisticated investors only. The risks include, among others,

the following factors, which are not exhaustive but are merely illustrative:

The membership units of Villa Green Apartments, LLC will not be registered under thefederal Securities Act of 1933 or under any state securities laws, and there will be

restrictions on their transferability.

Villa Green Apartments, LLC will be a new business and will have no operating history. The multi-family housing industry in the area is extremely competitive and cyclical. Villa Green Apartments, LLC will be subject to competition from other apartment

projects in the vicinity as well as elsewhere.

Conflicts of interest may exist between Villa Green Apartments, LLC and the Managerand affiliates thereof.

There can be no assurance that financing will be available for the project. There can be no assurance that projections will be met.

Profit DistributionValue Investment Group, Inc. will send out quarterly statements and distributions with

respects to each individual owner's equity percentage in Villa Green Apartments, LLC.

Distributions will not commence until at least six (6) months after acquisition.

The Class A Investors are responsible for a total equity investment of $900,000.00. The

minimum investment in the LLC is $25,000.00. Each $25,000.00 invested will represent 1/36th

or 2.77% of the Class A Memberships units.


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Section 2: VIG Company Overview

History

Danny Newberry is founder and president of Value Investment Group. Along with Amber Newberry, ChrisNewberry and Garry Whiteley have built Value Investment Group into an integrated and successful firm that has

acquired 13 properties since its inception in 2008.

Strategy

Value Investment Group is committed to creating above-average returns through the acquisition, improvement,

management and growth of a portfolio of commercial real estate investments. Target investments include those

that provide capital appreciation and strong cash flow. Our core strategy is to identify and acquire

underperforming, distressed, or undercapitalized investment properties.

Value Investment Group focuses on the growth and value creation of real estate investments. Target investmentsinclude those that provide capital preservation, forced appreciation and cash distribution. Ultimately, our strategy

is about creating value for our investors, lenders, tenants, vendors and employees. We are easy to work with,

clever, aggressive, creative, capable and unpretentious. In multiple markets with different asset classes across

different market cycles, VIG has consistently been able to identify opportunity, develop a business plan and

execute that business plan to achieve outstanding investment results.

We target underperforming properties and add value through:

Repositioning increasing occupancy, improving tenant mix/ base, stronger leasing terms Redevelopment and renovation physical improvement to the property Filling vacancies improving net cash flow and stabilizing the asset Management process implement management method Financing strategic debt structure

Our oversight includes renovation, execution of a business plan, financing organization, the presence of an on-site

management specialist, team management, re-positioning plan implementation, cash distribution, aggressive

marketing and leasing.

Partnership Organization

Value Investment Group offers our investors an opportunity to diversify a portion of their assets into managed real

estate investments. Each acquisition will be structured as its own individual partnership, (Limited Liability

Company). This structure will enable us to better protect our individual assets. Value Investment Group acts as the

Managing General Partner in each partnership.


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Board of Directors

Value Investment Group's board of directors is comprised of:

Danny Newberry (President & Chief Executive Officer) Amber Newberry (Vice President)

Garry Whiteley (Chief Operating Officer) Chris Newberry (Chief Financial Officer)

Acquisition Team

Danny Newberry

Unit walkthroughs, Bid facilitator,

Market survey Value Investment Group

Amber NewberryUnit walkthroughs, Lease audits,

Market surveyValue Investment Group

Garry Whiteley

Due Diligence Coordinator - File Audits,

Unit walkthroughs, Bid facilitator,

Market survey

Value Investment Group

Chris Newberry Exterior walkthrough, Financial audit Value Investment Group

Bill Wallbaum

Certified Master Inspector - Interior

walkthrough, Exterior walkthrough Wall to Wall Inspections

Inspector's

assistant

Interior walkthrough, Exterior

walkthroughWall to Wall Inspections

Derrick Clark CPA - Financial documentation review Precise Tax & Accounting

Mauricio Rauld Attorney - Legal document preparation Premiere Law Group


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Acquisition History

Address City, State # of Units Date

7201 Melrose Lane Oklahoma City,OK

48 Dec2012

213 W New York

AvenueLas Vegas, NV 10

May

2011

851 Spruce Street Cedar City, UT 6May

2009

6228 Bellota Drive Las Vegas, NV 4Jan

2011

6213 Ilanos Lane Las Vegas NV 4 Sept2010

3446 College View

CourtLas Vegas, NV 4

July

2010

105 S State St LaVerkin, UT 4July

2009

1818 Princeton St Las Vegas, NV 3Oct

2010

285 N 1500 W Cedar City, UT 2Feb

2009

479 W 1500 N Cedar City, UTSingle

Family

Nov

2008

51 N 60 E Street LaVerkin, UTSingle

Family

April

2009

2416 N Street Las Vegas, NVSingle

Family

March

2011

1404 E Webb Ave Las Vegas, NVSingle

Family

July

2011


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Investment Highlights

Villa Green Apartments, LLC offers investors the opportunity to purchase a well maintained

101-unit apartment complex at a desirable location in Pueblo, CO.

C+ class building located in a B area. The apartment complex is currently 90+% occupied. By increasing the property appeal and upgrading units, rents can be increased by an

average of $63 per unit each month and utility pass through can be increased by an

average of $11 per unit each month.

The market supports the implementation of utility pass-through to the residents. The forced appreciation of the asset will allow for a refinance within the first 24-36

months. The manager anticipates a return of the majority, if not all, of the investor

capital.

There is high demand for one bedrooms in the area due to the nearby university,retirees and single parents.

Cash flow can be increased substantially by better property management policyimplementation.

The roofs were replaced in November 2011. Colorado State University is located 1.5 miles from the property with an enrolled

student body over 6,000 students. The enrollment is expected to grow from the $35

million being invested into the university.

Exit Strategy and Schedule

Within 24-36 months the company plans to refinance the asset with long-term fixed financing.

If market conditions do not allow a refinance that is in the best interest of the partners, the

company will capitalize on paying down the current loan and prepare for the disposition or

refinance of the asset in year 5.

Year 1 - Maintain occupancy while turning and upgrading units. Further stabilize the asset while

preparing for long-term financing.

Years 2 & 3 - Continue maintaining a high occupancy and keeping expenses low. VIG will work

to find long-term financing with desirable terms.

Years 5 - If we were unable to find acceptable financing in years 2 or 3 then we anticipate

either a disposition of the asset at this time or a refinance.


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Property Characteristics

Common Area Amenities Stand Alone Office Swimming Pool BBQ/Picnic Areas Community Courtyard Dry Heat Sauna On-Site Laundry Pet Waste Stations Attached Storage Units for Residents Vending Machine

Functional Characteristics

Two and Three Stories Construction Type - Frame

Services Provided

Individual Wall AC Units Individual Heat Community Hot Water Heaters

Site Characteristics

Net Site Size - 2.91 acres

Net Development Density - 34.7 units per acre

Number of Dwelling Buildings - Six

County - Pueblo County

Utilities Metering

Water (Master)

Electricity (Individual)

Gas (Master)

Utilities

Electric - Black Hills Energy - Resident Pays

Water & Sewer - Board of Water Works Pueblo - Property Pays Trash Removal - Waste Connections - Property Pays

Gas - Xcel Energy - Property Pays


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Interior Condition Summary

The basis of this interior and exterior condition summary were derived

during the due diligence period. Members of the acquisition team metwith several contractors, inspectors, structural engineers, plumbers,

electricians, landscapers, paving companies, painters, siding and

roofing companies and carpenters.

Units have been well maintained but are outdated. The majority of the interior

repairs and remodeling will take place over the first year as leases expire and

units turn. One unit is completely down and will need to be fully remodeled.

13 units are in need of paint touch ups, 5 units will need to be completelypainted.

22 units will need minor drywall repairs not exceeding 2" in diameter, 11units have drywall damage between 2" - 6", and 8 units will need drywall

repairs in excess of 6".

80 units have old carpet that will need to be changed when the units turn. 97 units will need new light fixtures. 8 units have crown molding installed. 21 bedroom / living room / kitchen windows have cracked or broken glass

as well as 6 bathroom windows.

62 Bedroom / living room / kitchen blinds will need to be replaced. Virtually all units will need to have door knobs, P traps, door stoppers and

electrical outlets replaced. Most of the units do not have any GFIs. One of

these will be put in each kitchen and one in each bathroom.

All of the shower enclosures will be retiled with 12" x 12" tile, increasingthe visual appeal of the bathrooms.

AC units: 27 are very old and will need to be replaced, 52 are older but stillwork well and 22 are new units.

60 of the units will need new kitchen vinyl and 52 of the units will need newbathroom vinyl.

67 of the units will need to have the kitchen countertops resurfaced andpainted. 14 of the units will need to have the bathroom countertops

resurfaced and painted.


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75 of the units have old cabinets that will need to be resurfaced andpainted.

Appliances: 85 stoves, 81 vent hoods, 41 dishwashers and 2 refrigeratorsare from when the complex was built and will need to be replaced. 6

stoves, 8 vent hoods, 42 dishwashers and 75 refrigerators are older but stillin good working condition.

Many smoke detectors are old and will need to be replaced. 31 faucets are in poor working condition. 15 Garbage disposals do not work and will need to be replaced. Two toilet lids will need to be replaced and two toilet seats are broken. Two kitchen sinks will need to be replaced and two bathroom sinks will

need to be replaced.

31 bedroom doors are damaged and need to be replaced. 2 front door jamsare damaged and will need to be rebuilt. 9 doors do not close well, andtheir door frames will need some minor work.

About 10% of the toilet's water levels are too high. This causes the water tocontinuously run. The insides of these toilets will need to be rebuilt.

Many of the windows are suspected of having minimal leaks that will needto be addressed.

One toilet is sinking into the floor. This will need to be removed and thefloor under it will need to be rebuilt.

One bathroom countertop is new but doesn't fit the vanity. This will needto be fixed.


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Exterior Condition Summary

The exterior of the apartment complex has been well kept and maintained. The courtyard looks

appealing and residents seem to care about the appearance of the area in front of their

apartment.

All of the stairs and railings will need to be repainted. There is some rotten wood aroundthe stairwells and support beams that will need to be replaced.

The parking lot will need to be cleaned, have potholes filled, and be sealed, coated andrestriped. Some barricade posts will need to be reset.

63 large screens, 13 medium screens and 13 small screens will need to be replaced dueto being damaged or missing.

The office and maintenance shed are painted an unattractive yellow color. This will bepainted a more earth tone color.

Some soffit and painting work is required throughout the complex. 3 porch lights and one courtyard light will need to be replaced. A hood vent is missing on top of the office building and will need to be replaced. The roofs were replaced in November 2011.

The crawl space underneath one of the buildings has many water and drainage leaks. This will

require extensive plumbing repairs. Several certified specialists are putting together estimates

for this issue. The repair will be the responsibility of the seller. The water pipes in these

crawlspaces need to be insulated.

Laundry Room Condition - The interior of the laundry room will need a fresh coat of paint.

Pool Condition - The pool is in great condition and operates well. The pump and boiler were

replaced in May 2013.

Sauna Condition - The sauna room is in great cosmetic and functional condition.

Boiler Room Condition - There is a small gas leak in the boiler room. It will need a welder to

come out and repair it. The pressure tank is not charged and has no air in it. The water tank

needs a safety overflow pipe. There is also some drywall repair to be done in the boiler room.

Office Condition - The office deck will be given a fresh coat of stain. New patio furniture will be

purchased to replace the furniture currently in front of the office. The interior of the office will

need a new coat of paint and new furniture.


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Photos


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Aerial View and Location


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Section 4: Deal Structuring

Acquisition Terms: Value Investment Group has negotiated acquisition terms of a

$2,751,329.00 purchase price and $687,833.00 down payment. A new loan in the amount of

$2,063,496.00 will be taken out on the property.

Negotiations will take place with the seller to receive a check at closing to repair the leaks

under one of the buildings as well as replace a portion of the appliances, screens, windows,

bathroom tile work, flooring, decking, railings, drywall and stairs that are broken or significantly

outdated. There is a broken sprinkler line and non-working water pumps that will be included in

these negotiations.

Purpose of Property LLC: The purpose of Villa Green Apartments, LLC is to acquire and improve

the property known as Villa Green Apartments. The ultimate goal is to maximize cash flow,

return the initial investment and profit to the investors.

Due Diligence: The basis for the business plan as found in Section 7 is derived over the due

diligence period that will be performed by Value Investment Group. This analysis includes:

Walking all 101 units detailing all issues of the interiors Review of all available financial statements Review of all tenant files File audit compared to rent roll to flush out inconsistencies Evaluation of resident stability and market analysis Review of all service contracts as they pertain to the operating statements Thorough market analysis to establish our market rents and vacancy projections Facilitation of outside contractors to review and bid any and all work that may need to

be completed

This comprehensive analysis will allow for successful operation of the property. In addition, we

have assembled a business plan for maximizing investor returns through income growth,

operational and capital cost savings, and expense analysis.


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Loan Details

Good Faith EstimatePurchase Price $2,751,329

Estimated LTV 75%

Down Payment $687,500

Loan Amount $2,063,829

Interest Rate 4.875%

Rate Type 7 Year Fixed

Index 7 Year

Margin 7 Year

Floor 7 YearAmortization 25 Years

Balloon Payment 7 Years

Prepayment Penalty No Penalty

Rate Resets After 7 Years

Monthly Payment $11,907.00

Annual Debt Service $142,889

Origination $20,625

Estimated Closing & 3rd Party Costs $5,410

Pro Forma NOI $304,307

Pro forma Cash Flow $125,418

Equity at Closing $687,500

Year 1 Cash on Equity 13.50%

Debt Coverage Ratio 2.13


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Section 5: Market Overview

Pueblo is located in southeastern Colorado, approximately 110 miles from

Denver. It is the most populous city of Pueblo County with roughly 150,000

people. One of the largest steel-producing cities in the U.S., Pueblo is sometimes

C. The climate is enjoyable year-round with outdoor

activities available for every season. Located between rivers and mountains,

Pueblo also offers visitors and residents scenic beauty in which to indulge.

Residents of Pueblo tend to stick around for many years.

Located at the confluence of the Arkansas River and Fountain Creek, Pueblo

has been an important crossroads for transportation and trading for more than

150 years, making it the economic hub of southeastern Colorado.

The Pueblo Urban Renewal Authority (PURA) was established in 1959

to promote the revitalization of Pueblo. The Executive Director and 11-member

board identifies areas with little or no investment and creates a plan to stimulate

the neighborhood through various redevelopment projects.

To date, Urban Renewal has a total of eight project areas. The Thunder

Village project is the closest to the Villa Green Apartments, located less than a

mile north. Just east of CSU-Pueblo, the Thunder Village Project Area was

established by PURA in 2008 to assist the Thunder Village Metropolitan District in


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PURA D

attract the commercial development essential to the success of the imagined

community. Thunder Village and its neighboring d V B

houses 2,000 residents near the CSU-Pueblo Community. With a second phase of

housing completed in 2011, and record enrollment at CSU-Pueblo, PURA and

Thunder Village Metro District are optimistic that new retail and commercial

P

PURA participates in development projects either by offering direct

incentives to private developers or by investing in public improvements in

designated project areas. Project areas have a 25-year life, and are approved by

the Pueblo City Council. Project programs are diverse and range from streetscape

improvements to art investment, from new development to job creation.

Pueblo, Colorado has a diverse workforce. This diversity makes business a

pleasure in Pueblo, with many facets of business represented throughout. Top

Pueblo employers include: School District 60, Parkview Medical Center, St. Mary

Corwin Medical Center, School District 70, Loaf 'n Jug, Colorado Institute of

Mental Health, Pueblo County, Trane Company, Convergys, Rocky Mountain Steel,

Wal-Mart Stores Inc., Vestas Wind towers of America, Target distribution center,

Mission Foods, Innotrac Corp and an AT&T customer care center.

Pueblo Economic Development Corporation - A private, not-for-profit

organization, the Pueblo Economic Development Corporation (PEDCO) works to

promote the Pueblo area to relocating or expending businesses. In addition,

PEDCO strives to attract, retain and expand jobs in the community. The

organization has recruited several Fortune 500 firms.

Property Traffic Counts

Street Cross Street Cross StreetDistance

Count Year Avg DailyVolume

Miles fromProperty

US HWY 50 Byp N Ogden Ave .03 Miles E 2011 12,861 .48

US HWY 50 Byp Troy Ave .23 Miles NW 2005 8,100 .49

Baculite Mesa Rd State HWY 47 .10 Miles S 2011 346 .91

State HWY 47 Baclulite Mesa Rd .01 Miles NW 2011 9,608 .92

Nielson Ave E 14th St .02 Miles S 2011 314 .97
http://www.hr.pueblocityschools.us/http://www.parkviewmc.com/pmc.nsf/View/Careershttp://livability.com/pueblo/co/health/st-mary-corwin-medical-center-pueblo-cohttp://livability.com/pueblo/co/health/st-mary-corwin-medical-center-pueblo-cohttp://www.district70.org/http://www.kroger.com/aboutourcompany.htmhttp://www.colorado.gov/cs/Satellite/CDHS-BehavioralHealth/CBON/1251580627423http://www.colorado.gov/cs/Satellite/CDHS-BehavioralHealth/CBON/1251580627423http://www.co.pueblo.co.us/hr/neogov/default.htmlhttp://www.trane.com/Corporate/careers/index.asphttp://www.convergys.com/company/careers/http://www.evrazincna.com/Company/CareersatEvraz/tabid/61/Default.asphttp://www.walmart.com/cp/Careers/1044526http://www.walmart.com/cp/Careers/1044526http://www.walmart.com/cp/Careers/1044526http://www.walmart.com/cp/Careers/1044526http://www.walmart.com/cp/Careers/1044526http://www.evrazincna.com/Company/CareersatEvraz/tabid/61/Default.asphttp://www.convergys.com/company/careers/http://www.trane.com/Corporate/careers/index.asphttp://www.co.pueblo.co.us/hr/neogov/default.htmlhttp://www.colorado.gov/cs/Satellite/CDHS-BehavioralHealth/CBON/1251580627423http://www.colorado.gov/cs/Satellite/CDHS-BehavioralHealth/CBON/1251580627423http://www.kroger.com/aboutourcompany.htmhttp://www.district70.org/http://livability.com/pueblo/co/health/st-mary-corwin-medical-center-pueblo-cohttp://livability.com/pueblo/co/health/st-mary-corwin-medical-center-pueblo-cohttp://www.parkviewmc.com/pmc.nsf/View/Careershttp://www.hr.pueblocityschools.us/


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Nearby Employers

All Located Within 3 Miles of the Villa Green Apartments

Hotels

Quality Inn and Suites, Valustay Inn and Suites, Sleep Inn, Roadway Inn,

Super 8, Clarion Inn, Howard Johnson, USA Motel, Motel 6, Ramada

Inn, Courtyard by Marriot, Holiday Inn Express, Wingate, La Quinta Inn,

Comfort Inn, Best Western.

Restaurants

Burger King, Dairy Queen, Sonic, Shamrock Brewing Co, Taco Casa,China Moon, McDonalds, Pizza Hut, Paul's Pizza & Sausage, Wendy's,

Angelo's Pizza Parlor, Chicken N' Pasta, Spectator's Sports Bar,

Madhatter Bar and Grill, Bingo Burger, Nacho's Restaurant, Hangar,

Taco Bell, Subway, Rio Bistro, City Diner, Momo Japanese Restaurant,

Taco Stop, Burrito Betty's, Chong Kitchen INC, Blackjack Pizza, Bluesky

Cafe, Basket Taco Shop.

Major Retailers

Walgreens, Family Dollar, Dollar General, Safeway, Loaf N' Jug, Dillards,

Target, Natural Grocer, JC Penny's, Autozone, Radioshack, GMC, Sports

Authority, Vanity, Sally's Beauty Supply, Hot Topic, Sunglass Hut.


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Nearby Schools

Pueblo East High School

Distance: 0.1 Miles

Grades: 9th - 12th

Student Body: 1,100

Franklin Elementary School

Distance: 0.8 Miles

Grades: K - 5th

Student Body: 500

Park View Elementary School

Distance: 1.0 Miles

Grades: K - 5th

Student Body: 450

James H. Risley Middle School

Distance: 1.0 Miles

Grades: 6th - 8th

Student Body: 350

Belmont Elementary School

Distance: 1.2 Miles

Grades: K - 6th

Student Body: 450

Heaton Middle School

Distance: 1.2 Miles

Grades: 6th - 8th

Student Body: 800


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Pueblo Community College

Distance: 5.8 Miles

Degree Type: 2 Year

Student Body: 5,000

Colorado State University

T

campus. With a population of more than 6,000 enrolled students and growing, CSU-Pueblo

students thrive in small classes taught by world-class educators.

Colorado State University-Pueblo is embarking on a three-year, $35 million fundraising

O M increasing

enrollment. University and foundation leaders recently announced the kickoff of the ambitious

O M

six collegiate sports and construct a new soccer/lacrosse stadium.

Dan DeRose, chairman of the CSU-Pueblo foundation board, said the campaign will help the

university continue to grow in three areas scholarships, student center renovation and

athletics. The major component of the campaign is $15 million that will be earmarked for

scholarships. The large infusion of scholarship money will help the university be competitive in

attracting top students and retaining existing students. The second component will be a $5million contribution toward the $35 million remodeling and renovation of the Occhiato

University Center. The university already has secured $30 million for the project through bonds

($26 million) and student fees ($4 million)1.

1Source: The Pueblo Chieftain Newspaper


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Section 6: Business Plan

Starting with all units that are currently vacant, we will be updating the units with

resurfaced countertops, new flooring, new tile in the bathtubs and appliances as

needed. Air conditioning and heating will be assessed and upgraded as needed. As unitsturn we will raise the rental rates to the projected rents. Garry will move on site at

closing to oversee the rehab and property management for a minimum of six months.

Value Investment Group will be receiving a check at closing from the seller to

patch, seal, coat and stripe the parking lot. The office will require some updating and

the soda machine will be replaced. We will also purchase and stock a soap vending

machine for the laundry room. A security gate will be installed at the entrance. The

property is already completely fenced.

We will begin working with the current on site manager. They seem to have theability to successfully manage the property and are doing a good job. If the property

does not operate efficiently we will bring in a property management company to

oversee the on site manager, (this has been accounted for in the financial projections). A

marketing plan will be designed and implemented with the on site manager. Additional

signage and landscaping will be built to increase drive by exposure.

On Site Personnel

Name Position Compensation

Bea Segura On Site Manager

1 Bedroom unit

$2,000 monthly salary &

$500 potential bonus

Maintenance New Hire Maintenance Personnel1 Bedroom unit

$2,000 monthly salary

Garry Whiteley Asset Manager1 Bedroom unit, $300

monthly fee


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Capital Improvement Schedule

Awaiting bids to finalize fund allocation

A portion of capital improvement funding will be negotiated to bepaid by the seller. Negotiations will start at around $300,000

Item Amount

Crawlspace Repairs: Hazardous material clean up, Mold remediation and

containment, Repair/replace waste and water pipes as needed, Add more ventilation

to crawlspaces.

Seller has agree

to pay for th

Security Gate $50,00

New Signage & Landscaping $6,00

Vending Machines and Stock $3,80

Patch, seal, coat & stripe parking lot $10,97

Paint staircases & Touch up exterior paint $5,20

Exterior office paint job, wood and stucco repair $1,95

Maintenance shed wood repair and paint job $54

Stain office deck $27

Soffit repairs $1,22

Fascia board repairs $97

Siding board repairs $1,00

Hallway Ceiling repairs $92

Down Unit (currently used as maintenance storage) $5,00

Office & Patio Furniture $2,00Exterior Vent Cover and Lightning $2,00

Repair damaged support beams $25

Concrete repair $1,15

Column repair $50

Reset barricade posts $50

Water pipe insulation $6,00

63 large screens, 13 medium screens and 13 small screens $4,45

Laundry Room Paint $50

Boiler Room - Gas leak $1,00

Boiler Room - Tank repair $1,00

Boiler room - Drywall $30

Boiler room - Safety overflow pipe $10

Sprinkler Line Repair $2,50

Broken pump repairs $1,00

Total $111,62


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Projected cost to turn all unitsDoes not include down unit

Item Cost Quantity Eff & 1 Bed # of Units Quantity 2 Bed # of units Total Quantity Total Cost

Paint $100 3.5 14 4.5 4 67 $6,700

Refrigerator $550 1 2 1 0 2 $1,100

Range $400 1 85 1 0 85 $34,000

Dishwasher $300 1 41 1 0 41 $12,300

Range Hood $50 1 81 1 0 81 $4,050

10,000 BTU Window AC Unit $275 1 27 1 0 27 $7,425

Hallway Light Fixture $10 1 78 1 18 96 $960

Kitchen & Bath Light Fixture $30 2 78 2 18 192 $5,760

Door Knobs & Stoppers $15 2 78 3 18 210 $3,150

Cabinet Knobs $1 18 81 18 20 1818 $1,818

GFCI Outlet $15 2 81 2 20 202 $3,030

Electrical Outlets $1 10 81 14 20 1090 $1,090

Light Switch Covers $7 3 81 4 20 323 $2,261

Smoke Detector $5 1 81 1 20 101 $505

Faucets $50 1 31 1 0 31 $1,550

Thermostat $20 1 81 1 20 101 $2,020

Garbage Disposal $75 1 15 1 0 15 $1,125

Toilet Repair Kit $20 1 15 1 0 15 $300

Toilet Lid $60 1 2 1 0 2 $120

Toilet Seat $50 1 2 1 0 2 $100

P Traps $5 2 81 2 20 202 $1,010

Carpet $700 1 70 1.3 10 83 $58,100

Kitchen Vinyl $350 1 60 1 0 60 $21,000

Bathroom Vinyl $250 1 52 1 0 52 $13,000

Tile shower enclosure $400 1 82 1 19 101 $40,400

Paint $450 1 13 1.5 5 20.5 $9,225

Drywall $100 1 22 1.3 19 46.7 $4,670

Cabinet Work $300 1 75 1 0 75 $22,500

New Doors $100 1 31 1 0 31 $3,100

Door Jam Repair $100 1 2 1 0 2 $200

Door frame repair $100 1 9 1 0 9 $900

Kitchen Countertops $125 1 67 1 0 67 $8,375

Bathroom Countertops $75 1 14 1 0 14 $1,050

Windows (Large) $150 1 21 1 0 21 $3,150

Windows (Small) $80 1 6 1 0 6 $480

Blinds $100 1 62 1 0 62 $6,200

Total $282,724

Per Unit $2,827.24


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Use of Funds

Down payment equity $687,883.00

Replacement reserves $500 per unit $50,500.00

Closing costs (including loan fees) $26,000.00

Legal Fees - Purchase contract, PPM, operating

agreement, subscription agreement, entity

structure, etc

$12,000.00

Utility deposits $3,500.00

Capital improvement money $92,603.71

Acquisition fee2 $27,513.29

Cash requirements at closing owner equity $900,000.00

Cash back from seller at closingSubmitting proposal for

negotiations

2Paid to Manager


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Section 7: Financial Summary

2012 Income and Expenses3

Income

Rental Income $400,748

Other Income $5,600

Total Income $406,348

Expense

Taxes $13,488

Insurance $24,303

Payroll $65,502

Maintenance Material $24,200

Gas $27,319

Electric $35,005

Water & Sewer $35,701

Phone $5,831

Trash $5,028

Advertising $806

Supplies $2,760

Tools/Equipment $189

Professional Fees $1,967

Bank Charges $3,519

Automobile Expenses $15

Total Expenses $245,633

Actual Operating Net

Income$160,715

3Source: Seller's profit and loss statement.


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Pro Forma Projections4

IncomeGross Potential Rental Income $583,200

Utility Income $44,580

Less 7% Vacancy $43,945

Rental income $583,835

Applications and Fees $4,200

Laundry Income $4,800

Total Income $592,835

Expenses

Property Taxes $12,348

Property Insurance $26,666

Gas $25,000

Electric $35,000

Water & Sewer $43,000

Trash $5,200

Phone/Internet $1,440

Repairs/Maintenance $50,400

Accounting and Legal $2,400

Advertising $3,000

Office Supplies $2,400

Lawn Care $7,800

Professional Management Fee $23,353

Management Payroll $30,000

Maintenance Payroll $24,000

Management Units $11,400

Asset Management Fee $3,600

Total Expense $307,007Net Operating Income $285,828

4At stabilization which is anticipated to occur 12 to

18 months following acquisition.

Expense to Income Ratio 5

Loan Payment $14

Replacement Reserve $3

Cash Flow $10

Monthly Cash Flow $

Cash on Cash Return 11

Year 1 Principal Reduction $4

Cash on Cash Return with Principal

Reduction16

Class A Investor ROI 9

Class A Investor ROI with Principal

Reduction13

Class A Investors Cash Flow $8


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Pro Forma Assumptions

Income

Gross Potential Rental Income

Rents: Studios @ $425, 25% of 1 Bedrooms @ $440, 75% of

1 Bedrooms @ $475, 2 Bedrooms @ $550

Utility IncomeUtilities: Studios @ $30, 1 Bedrooms @ $35,

2 Bedrooms @ $45

Less 7% Vacancy 7% Annual Vacancy Rate

Rental income GPRI and Utility Income Minus Vacancy

Applications and Fees$350 each month from Application fees, Late fees & Other

fees

Laundry Income $400 each month in Laundry Income

Expenses

Property Taxes Actual 2013 Tax amountProperty Insurance Quoted insurance premium

Gas Based off of last two years' gas bills

Electric Based off of last two years' electric bills

Water & SewerBased off of last two years' water bills, calculating $2,000

annual saving in fixing leaks across the complex

Trash Current Trash Service Amount

Phone/Internet $120 Month phone and Internet

Repairs/Maintenance $1,000 per week in Maintenance Materials and Contractors

Accounting and Legal $200 Per MonthAdvertising $250 Per Month

Office Supplies $200 Per Month

Lawn Care $150 Per Week

Professional Management Fee 4.0% of Income

Management Payroll $2,000 per month plus $500 monthly bonus

Maintenance Payroll $2,000 Per Month

Management Units 2 - 1 Bedroom Units at $475 Per Month

Asset Management Fee $300 Per Month

Net Operating Income Income Minus ExpensesExpense to Income Ratio Ratio of Income to Expenses

Loan Payment Calculated Loan Payment

Replacement Reserve $3,000 per month replacement reserves

Year 1 Principal Reduction Calculated Principal Reduction of Loan Payment


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Annual ProjectionsIncome 2014 2015

Gross Potential Rental Income $580,380 $642,012

Less Vacancy $55,008 $42,715

Rental income $525,372 $599,297

Applications and Fees $4,200 $4,200

Laundry Income $4,550 $4,850

Total Income $534,122 $608,347

Expenses

Property Taxes $12,348 $12,348

Property Insurance $26,666 $26,666

Gas $27,900 $27,900

Electric $35,000 $35,000

Water & Sewer $41,500 $41,500

Trash $5,200 $5,200

Phone/Internet $1,440 $1,440

Repairs/Maintenance $50,400 $50,400

Accounting and Legal $2,400 $2,400

Advertising $3,000 $3,000

Office Supplies $2,400 $2,400

Lawn Care $7,800 $7,800

Professional Management Fee $1,887 $23,972Management Payroll $30,000 $30,000

Maintenance Payroll $24,000 $24,000

Management Units $11,400 $11,400

Asset Management Fee $3,600 $3,600

Total Expense $286,941 $309,026

Net Operating Income $247,182 $299,321

Expense to Income Ratio 53.72% 50.80%

Loan Payment $142,884 $142,884

Replacement Reserve $36,000 $36,000Cash Flow $68,298 $120,437

Principal Reduction $37,051 $38,608


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5 Year Cash Flow Projections

Year 1 Year 2 Year 3 Year 4 Year

Income $534,122 $608,347 $626,597 $645,395 $664Expense $286,941 $309,026 $327,451 $335,767 $345

NOI $247,182 $299,321 $299,146 $309,629 $319

Loan & Reserve $178,884 $178,884 $178,884 $178,884 $178

Cash Flow $68,298 $120,437 $120,262 $130,745 $140

Loan Balance $2,020,949 $1,976,224 $1,926,012 $1,879,795 $1,823

Principal Reduction $37,051 $38,608 $39,766 $40,959 $42

Cumulative Principal Reduction $37,051 $75,659 $115,425 $156,384 $198

Annual Gain (Cash Flow + Principal

Reduction)$105,349 $159,045 $160,028 $171,704 $182

Cumulative Gain $105,349 $264,394 $424,422 $596,126 $779

Cash on Cash Return 7.59% 13.38% 13.36% 14.53% 15.

ROI with Principal Reduction 11.71% 17.67% 17.78% 19.08% 20.

Investor ROI 6.07% 10.71% 10.69% 11.62% 12.

Investor ROI with Principal Reduction 9.36% 14.14% 14.22% 15.26% 16.

Class A Investor Cash Flow $54,638 $96,350 $96,210 $104,596 $112

Manager Cash Flow $13,660 $24,087 $24,052 $26,149 $28

Cumulative Cash Flow $68,298 $188,735 $308,997 $439,741 $580

Cap Rate Desired 7.50% 7.50% 7.50% 7.50% 7.50%

Value After Forced Appreciation $3,295,755 $3,990,946 $3,988,614 $4,128,381 $4,262

Purchase Price $2,751,329 $2,751,329 $2,751,329 $2,751,329 $2,751

Equity Build Up From Forced

Appreciation$1,274,806 $2,014,722 $2,062,602 $2,248,586 $2,439

Total Gain Before Taxes and Cost of

Sales$1,343,103 $2,135,159 $2,182,864 $2,379,331 $2,579

*The county assessor may redo the tax evaluation for taxes to be paid in 2015. We have

calculated for the current tax bill up to this time and taxes calculated after this are based off of

the purchase price of the asset.


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Pro Forma Equity and Cash Flow Analysis(Anticipated at 12 to 18 months following acquisition)

Most Likely

Scenario Scenario 2 Scenario 3

Purchase Price $2,751,329 $2,751,329 $2,751,329

Down Payment $687,883 $687,883 $687,883

Closing Costs $26,000 $26,000 $26,000

Legal Fees $12,000 $12,000 $12,000

Capital Improvements $92,604 $92,604 $92,604

Reserve Account $50,500 $50,500 $50,500

Utility Deposits $3,500 $3,500 $3,500

Acquisition Fee $27,513.29 $27,513.29 $27,513.29

Total Investment $900,000 $900,000 $900,000Total Income (% Occ) $592,835 93% $611,669 96% $561,446 8

Total Expenses $307,007 52% $244,668 40% $336,868 6

Net Operating Income $285,828 $367,001 $224,579

Property Value (Cap Rate) $3,811,040 7.50% $5,242,875 7.00% $2,807,232 8

Equity $2,063,446 $2,063,446 $2,063,446

Existing Loan Amount $1,747,594 $3,179,429 $743,786

Annual Debt Service $142,884 $142,884 $142,884

Debt Service Ratio 2.00 2.57 1.57

Reserve Account $36,000 $36,000 $36,000

Annual Cash Flow $106,944 $188,117 $45,695Cash on Cash Return 11.88% 20.90% 5.08%

Year 1 Principal Reduction $43,301 $43,301 $43,301

ROI + Principal Reduction 16.69% 25.71% 9.89%

Class A Investor ROI 9.51% 16.72% 4.06%

Class A Investor ROI + Principal Reduction 13.36% 20.57% 7.91%

Pro Forma Property Value

NOI $285,828

Cap Rate Value Per Unit

7.25% $3,942,455 $39,034.21

7.50% $3,811,040 $37,733.07

7.75% $3,688,103 $36,515.87

8.00% $3,572,850 $35,374.75

8.25% $3,464,582 $34,302.79


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Exit Strategies

Year 3 Refinance Projections

Net Operating Income Cap Rate

$299,146.04 7.25% 7.75% 8.25%

Value $4,126,152 $3,859,949 $3,626,013

Loan Balance $1,926,012 $1,926,012 $1,926,012

Investor Capital Return $900,000 $900,000 $900,000

New Loan 75% LTV $3,094,614 $2,894,962 $2,719,509

Refi Proceeds $268,602 $68,950 $0

Class A Investor 80% $214,882 $55,160 $0

Manager 20% $53,720 $13,790 $0

Year 5 Sales Projections

Net Operating Income Cap Rate

$319,684.87 7.25% 7.75% 8.25%

Value $4,409,446 $4,124,966 $3,874,968

Loan Balance $1,823,302 $1,823,302 $1,823,302Investor Capital Return $900,000 $900,000 $900,000

Sales Proceeds $1,686,144 $1,401,664 $1,151,666

Class A Investor 80% $1,348,916 $1,121,331 $921,333

Manager $337,229 $280,333 $230,333


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Value Investment Group Fees

Management Fee: 20% Equity

Manager will receive 20% of all cash flow after debt.Acquisition Fee - 1% of the purchase price.

Value Investment Group will do the following:

Pay for and perform property inspection. Includes travel expenses, certified master inspector costs, and allother due diligence fees.

Manage creation of entity structure, PPM, Operating Agreement, Subscription Agreement, etc. Negotiate a purchase and sale contract. Risk $25,000 of earnest money deposit. Deposit will be returned to VIG at closing. Apply for new debt financing. Use the financial strength of the company and its principals to qualify for financing. Coordinate the due diligence process. Organize and oversee the close of escrow. Manage all investor equity.Asset Management Fee - $300 per month.

The asset management fee will include:

All monthly management and oversight of the professional management company Management of the project to match the business plan Development and implementation of marketing strategies Review of all monthly financial statements and expense details Preparation of annual budgets Supporting on site management Sending out quarterly statements, managing investor communications and remitting returns to investors.Refinance and Return of Investor Capital Fee - 1% fee

The refinance fee is strictly performance based and paid out upon the closing of the new loan after all investorcapital accounts have been brought to zero. When market conditions permit, VIG will obtain a new loan for the

ultimate goal of returning investor capital and returns. The process requires going to the capital market for the

best rate and terms and working with the underwriters, increasing dealings with the management agent and on-

site property manager to maximize the net operating income of the property so we will achieve the maximum loan

to value and debt coverage ratios, negotiating fees with these brokerages, multiple meetings with lender's third

party consultants for appraisals, surveys, third party inspections, and environmental reports; providing

documentation necessary to obtain credit approval; and negotiating the tax, insurance, and replacement reserves.

Disposition Fee - 1% fee

The disposition fee is strictly performance based and paid out upon the ultimate sale of the property after all

investor capital accounts have been brought to zero. When market conditions permit, VIG will value the property

for the partnership, negotiating a listing agreement with a local multifamily brokerage firm and coordinating all

tours and questions for prospective buyers. Upon receipt of an acceptable offer, VIG will negotiate the purchase

and sale contract, manage the due diligence period, and work with the title company and property management

company during the escrow period. Ongoing correspondences will be generated including a final return of all

capital to all partners.


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Monthly Rents

Current Average Rents (Includes Utility Billing)

Bed / Bath Mix Square Feet Monthly Rent Rent / Sq Ft

Studio 300 $445 $1.48

1 / 1 500 $441 $0.88

2 / 1 650 $475 $0.73

Current New Leases

Bed / Bath Mix Square Feet Monthly Rent Rent / Sq Ft Utility Billing

Studio 300 $407 $1.36 $18 / Month

1 / 1 500 $418 $0.84 $27 / Month

2 / 1 650 $468 $0.72 $32 / Month

Proposed Rents

Bed / Bath Mix Square FeetPer Unit

Monthly Rent Rent / Sq Ft Utility Billing

Studio 300 $425 $1.42 $30 / Month

1 / 1 500 $440 $0.88 $35 / Month

1 / 1 Upgraded 500 $475 $0.95 $35 / Month

2 / 1 650 $550 $0.85 $45 / Month

Application Fee: $30

Deposits: $300

Concessions: $100 off first month's rent

Utility Billing: Tenants pay their own electric.Current Amenities: Grill Areas, Pool, Laundry Facility, Sauna, Pet Waste Stations, Free Storage

Unit in front of each apartment, Vending Machine

Proposed Amenities: Security Gate

Pet Policy: Cats: $300 Deposit, $10 Monthly pet rent per cat. Dogs: $500 Deposit, $15 monthly

pet rent per dog.


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Section 8: Rental Market Study

# Address Year Built Unit Types Square Feet MonthlyRent

Rent / Sq Ft

12006 Mohawk

Road1976

1 BR / 1 BA

2 BR / 1 BA

597 SF

792 SF

$499

$575

$0.84

$0.73

285 Scotland

Road1966

1 BR / 1 BA

2 BR / 1 BA

460 SF

850 SF

$505

$605

$1.10

$0.71

31005 Ruppel

Street1974

1 BR / 1 BA

2 BR / 1 BA

661 SF

806 SF

$485

$585

$0.73

$0.73

42001 Jerry

Murphy Road1972

1 BR / 1 BA

2 BR / 1 BA

573 SF

790 SF

$425

$574

$0.74

$0.73

52020 Jerry

Murphy Road 19721 BR / 1 BA

2 BR / 1 BA

600 SF

810 SF

$450

$595

$0.75

$0.73

666 Douglas

Lane1972

1 BR / 1 BA

2 BR / 1 BA

630 SF

870 SF

$585

$685

$0.93

$0.79

72207 E 12th

Street1970s

1 BR / 1 BA

2 BR / 1 BA

638 SF

800 SF

$500

$605

$0.78

$0.76

82700 Troy

Avenue1999

1 BR / 1 BA

2 BR / 2 BA

794 SF

1,017 SF

$750

$880

$0.94

$0.87

92025 Jerry

Murphy Road1974

1 BR / 1 BA

2 BR / 1 BA

541 SF

870 SF

$488

$642

$0.90

$0.74

10

1420 E 21st

Street 1970s

1 BR / 1 BA

2 BR / 1 BA

597 SF

792 SF

$499

$575

$0.84

$0.73

11 Wolf Village 2004Student

BedroomsN/A $600 N/A

Averages - Does not Include UtilitiesStudent Housing Not Included

Unit Type Average Rent / Unit Average Rent / SF

1 Bedroom $517 $0.862 Bedroom $576 $0.75


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1 - Fountain Garden Apartments - 2006 Mohawk Road

Utility Billing: Tenants pay their own electric. Water & gas is billed to tenants through a RUBS

system. Property pays for trash & sewer.

Amenities: Laundry Facility, Playground, Basketball Court, BBQ Areas

Unit Features: Spacious units, forced gas, heat and central air, dishwashers, partially updated

units.

Pet Policy: No Pets

Year Built: 1976

Number of Units: 75

Occupancy: 93%

2 - Royal Plaza Condominiums - 85 Scotland Road

Utility Billing: 1 Bedrooms: tenant pays for electric.2 Bedrooms: tenant pays for gas and

electric.Amenities: Pool, Laundry Facility, Gated Access

Unit Features: Dishwashers, Balcony, Ceiling fans, Some units are upgraded

Pet Policy: Cats only, $300 deposit, Half non-refundable, $20 monthly pet rent, Maximum of

two cats

Year Built: 1966

Number of Units: 100

Occupancy: 98%

Unit Type Square Feet Rent Rent / Sq Ft Deposit

1 BR / 1 BA 597 $499 $0.84 $200

2 BR / 1 BA 792 $575 $0.73 $200


1 BR / 1 BA 460 $505 $1.10 $400

1 BR / 1 BA 460 $575 $1.25 $400

2 BR / 1 BA 850 $605 $0.71 $500

2 BR / 1 BA 850 $620 $0.73 $500


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3 - Belmont Manor Apartment - 1005 Ruppel St

Utility Billing: Electric, water, gas, sewer & trash is billed to tenants through a RUBS system.

Amenities: Completely fenced,Laundry Facility, Pool, Gym & Sauna.

Unit Features: Central air, Dishwashers, Garbage Disposals, Ceiling fans

Pet Policy: No Pets

Year Built: 1974


Occupancy: 100%, VIG was unable to enter a unit due to none being available.

4 - Avalon Park Apartments - 2001 Jerry Murphy Road

Utility Billing: Tenants pay their own electric. Water, gas & trash are billed to tenants through a

RUBS system. Property pays for sewer.

Amenities: Laundry Facility & Seasonal Pool

Unit Features: Dishwashers, Units and Property are outdated and kept in poor condition.

Pet Policy: Cats only, no deposit or rents

Year Built: 1972

Number of Units: Management would not disclose

Occupancy: Management would not disclose


1 BR / 1 BA 661 $485 $0.73 $400

2 BR / 1 BA 806 $585 $0.73 $400


1 BR / 1 BA 597 $499 $0.84 $200

2 BR / 1 BA 792 $574 $0.72 $250


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5 - Belmont Square Apartments - 2020 Jerry Murphy Road

Utility Billing: Tenant pays for own electric. Water, sewer and trash bills are passed through to

tenants on a RUBS system.

Amenities: Elevators, Swimming Pool, Basketball Court, Laundry facility, BBQ Areas, Free WiFi

Unit Features: Dishwashers, Garbage Disposals, Large Closets

Pet Policy: $200 Deposit for each cat and $10 monthly pet rent, $300 Deposit for each dog and

$15 monthly pet rent.

Year Built: 1972


Occupancy: 92%

6 - Woodhaven Apartments - 66 Douglas Ln

Utility Billing: Tenant pays electric and $45 on a one bedroom and $55 on a two bedroom.

Amenities: Clubhouse, Fitness Center, BBQ Areas, Laundry Facility, Playground, Pool

Unit Features: Dishwashers, Balconies, a few are updated

Pet Policy: Cats only, no deposit, $15 monthly rent.

Year Built: 1972

Number of Units: 80

Occupancy: 94%


1 BR / 1 BA 600 $515 $0.86 $300

2 BR / 1 BA 700 $595 $0.73 $300

2 BR / 2 BA 810 $650 $0.80 $300


1 BR / 1 BASmall

625 $575 $0.92 $250

1 BR / 1 BA

Large636 $600 $0.94 $250

2 BR / 1 BA

Small852 $675 $0.79 $350

2 BR / 1 BA

Large888 $700 $0.79 $350


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7 - Mesa Gardens Apartments - 2207 East 12th Street

Utility Billing: Flat utility Fee $50, $70

Amenities: Laundry Facility, Playground, Basketball Court, BBQ Areas

Unit Features: Central air and heat, dishwashers, partially updated units.

Pet Policy: $250 Non-Refundable deposit, $25 per pet monthly rent.

Year Built: Early1970s


Occupancy: 95%

8 - The Preserve at Belmont - 2700 Troy Avenue

Utility Billing: Tenants pay their own electric & gas. Water and trash are passed through to

tenant at about $15 per month. Property pays for sewer.

Amenities: Laundry Facility

Unit Features: Spacious units, upstairs units have vaulted ceilings, fireplaces & a storage unit.Tenants are required to have renters insurance.

Pet Policy: $300 Deposit, $20 Monthly rent per pet

Year Built: 1999

Number of Units: 96

Occupancy: 100%


1 BR / 1 BA 638 $500 $0.78 $100

2 BR / 1 BA 800 $605 $0.76 $200


1 BR / 1 BA

Downstairs748 $735 $0.98 $250

1 BR / 1 BA

Upstairs839 $765 $0.91 $250

2 BR / 2 BA

Downstairs990 $865 $0.87 $250

2 BR / 2 BA

Upstairs1,044 $895 $0.86 $250


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9 - Skyview Condominiums - 2025 Jerry Murphy Rd

Utility Billing: Tenants pay their own electric. Water, gas, sewer & trash are billed to tenants

through a RUBS system.

Amenities: Basketball Courts, Clubhouse, Laundry Facility, BBQ/Picnic Areas

Unit Features: Standard units have minimal upgrades, Deluxe units are partially upgraded,

Luxury units are fully upgraded. Dishwashers, Ceiling fans.

Pet Policy: $150 Non-refundable pet deposit, $25 monthly rent per pet

Year Built: 1974


Occupancy: 100%, VIG was unable to enter a unit due to none being available.

10 - Top of the Valley Apartments - 1420 E 21st Street

Utility Billing: Tenant pays for gas and electricAmenities: None

Unit Features: Balcony, Fireplace, Washer/Dryer hook-ups, Garbage disposal

Pet Policy: No Pets

Year Built: 1970s

Number of Units: 36

Occupancy: 94%


1 BR / 1 BA

Standard

597 $425 $0.71 $200

1 BR / 1 BA

Deluxe597 $475 $0.80 $300

1 BR / 1 BA

Luxury597 $565 $0.95 $300

2 BR / 1 BA

Standard792 $575 $0.72 $200

2 BR / 1 BA

Deluxe792 $625 $0.79 $300

2 BR / 1 BA

Luxury792 $725 $0.92 $300


1 BR / 1 BA 597 $395 $0.66 $200

2 BR / 1 BA 792 $595 $0.73 $200


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11 - Wolf Village Student Housing - CSU Campus

Utility Billing: All utilities Included in rent

Amenities: Walking distance to CSU, Tanning beds, Meeting rooms, Volleyball Court, Night

Security

Unit Features: Units are furnished, Individual Bathroom, Washer and Dryer in Unit, Dishwasher,

Garbage Disposal, Cable and High Speed Internet.

Pet Policy: No Pets

Year Built: 2004Number of Units: N/A

Occupancy: N/A

Unit TypePer

DwellingRent Deposit

BedroomRental

4 $492 $350


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Rent Comparables Locations

2

4

9

1

3

56

8

7

10

11


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Section 9: Sales Comparables

Sold

# Date Address#

UnitsAge Price

Price /

Unit

Price /

Sq FtRemarks

1 7/3/134400 Rawhide

Rd15 2002 $950,000 $63,333 $54.39

Townhome style,

Pitched roofs, Good

condition

2 3/31/131691 Moore

Ave12 1972 $290,000 $24,166 $27.77

Refurbished after

sale

3 11/7/121936

Vinewood Ln12 1972 $465,769 $38,814 $67.39

Flat roofs, Good

condition

4 11/23/112018

Vinewood Ln12 1972 $300,000 $25,000 $43.40

Flat roofs, Good

condition

*There have been no apartments 20 units or larger that have sold in the last two

years in Pueblo, CO.

Currently Under Contract

# Address#

UnitsAge Listing Price

Listing

Price /

Unit

Listing

Price /

Sq Ft

Remarks

51101 W Abriendo

Avenue

23 1966 $950,000 $41,304 $42.72Renovated in 2011,

Good amenities

6900 W Abriendo

Avenue80 1961 $3,040,000 $38,000 $49.23

50% of units renovated,

Good amenities

73131 Spaulding

Avenue260 2005 $28,500,000 $109,615 $127.35

Class A Apartment

Complex

Listed For Sale

# Address#

UnitsAge Listing Price

Listing

Price /

Unit

Listing

Price /

Sq Ft

Remarks

8 1930 Vinewood 12 1972 $575,000 $47,916 $55.46Refurbished, 100%

occupied

9 1911 E Evans 6 1958 $259,000 $43,116 $63.23Units in good shape,

100% occupied

10 901 E 7th Street 5 1923 $99,900 $19,980 $29.99Very old, 100%

occupied


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Sales Comparables Locations

1

2

3 4

5

6

7

8

9

10


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Contact Information

Danny Newberry

Phone: (435) 590-9095

Fax: (702) 933-1461

Email: [email protected]

Web Site: www.valueinvestmentgroup.com

Villa Green Investment Package

Documents

Transcript of Villa Green Investment Package