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OFFERING MEMORANDUM

366 SW M Street, Madras, OR

$5,950,0006.16% Cap Rate

64-UNIT TURNKEY CENTRAL OREGON COMPLEX

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RON ROSS, CCIMPrincipal BrokerDirect 541.322.1230Cell 541.480.8884rross@compasscommercial.com

EXCLUSIVELY LISTED BY:

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TERRY O’NEIL, CCIMBrokerDirect 541.848.4060Cell 541.408.1202toneil@compasscommercial.com

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EXECUTIVE SUMMARY

PROPERTY OVERVIEW

FINANCIAL INFORMATION

MARKET OVERVIEW

CONTENTS

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EXECUTIVE SUMMARY

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Price $5,950,000

Cap Rate 6.16%

Price Per Door $92,969

Address 366 SW M Street, Madras, OR 97741

Website www.cascade-ridge.com

Tax Map/Lot 111311DC/0200

Lot Size 4.57 AC / 222,592 SF

Zoning Madras Multi-Family Residential - R2

Building Area 56,736 SF

Year Built 1996

Number Of Units 64

Number Of Stories 2

Number of Buildings 8

PROP

ERTY

SUM

MARY

THE OFFERINGThis 64-unit apartment complex is truly a gem of Central Oregon. The Cascade Ridge Apartments are in outstanding condition with impressive recent improvements and upgrades. This is a pride of ownership property. As of August 2019, it is 100% occupied with a waiting list.

Built in 1996, this attractive complex features 28 three bedroom/two bath units and 36 two bedroom/one bath units. There are seven two-story apartment buildings, an office/laundry/maintenance shop building and a storage shed. The three-bedroom units all come with washer and dryers. All units contain wall-mounted air conditioning and cadet heat-ing. Amenities include a nice playground with new equip-ment, barbecue grills with patios and tables, and beautiful landscaping. There are 110 paved onsite parking spaces.

The property is situated on a spacious 4.57 acres. This low-density living environment features attractive open and green space. A paved and lighted city walking/bik-ing trail abuts the property. This is part of the 7 mile Willow Creek trail system that surrounds Madras. A short distance from the apartments lies a commu-nity fishing pond in a parklike setting enjoyed by many of the residents.

A unique feature of this complex are its two executive suites. These three-bedroom units have been supremely upgraded and completely furnished. These are very high-end units and are generally occupied by corporate clients, traveling doctors and nurses on 3- to 4-month contracts, and Erickson Air pilots.

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TWO EXECUTIVE HIGH-END SUITES

100% OCCUPIED WITH A WAITING LIST

EXTENSIVE REMODELS AND UPGRADES

TURNKEY OPERATION FOR NEW OWNER

BBQ GRILLS WITH PATIOS AND PLAYGROUND

CONSISTENT MONTHLY CASH FLOW

ALL-TIME LOW MARKET VACANCY

WELL MAINTAINED WITH BEAUTIFUL LANDSCAPING

INVESTMENT HIGHLIGHTS

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IMPROVEMENTS AND UPGRADESThe Portland-area couple that bought this property in 2013 have infused their labor and love, and their dollars, into making this a premier, pride of ownership asset. Upgrades include complete exterior painting of all buildings, new playground equipment, patio and patio furniture, barbecue grills, garbage enclosure, remodel of office and laundry room, replacement of all laundry room plumbing, new beautiful landscaping, and upgrading of 56 of the 64 units including incredible high-end remodels on five units and furnishing of two units. The parking lot is scheduled for crack sealing, slurry coating, and re-striping in August of 2019. There is little or no deferred maintenance. This should be a turnkey operation for a new owner.

OPPORTUNITYCascade Ridge Apartments is the most upscale multi-family property in the area and yet maintains extremely affordable rents. The current 100% occupancy with a waiting list validates the potential for revenue increases. The majority of unit rents increase by $50 on September 1, 2019 and the rest are scheduled for $50 increases during the next few months. Re-rents are getting between $100 and $200 increases.

Operating expenses have been running high primarily due to the many improvements and upgrades and some management transition. There is a large opportunity for new ownership to gain some cost controls and efficiencies for further upside opportunity.

There is a housing shortage in the community with continuing population growth forecast. It is highly unlikely that there will be new product delivered into this market until such time as rents increase considerably. Competition for this complex is minimal and should remain so for the foreseeable future.

WEBSITEThe apartments do have their own professionally designed website at www.cascade-ridge.com.

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PROPERTY OVERVIEW

101010

1111

Address 366 SW M Street, Madras, OR 97741

Tax Map/Lot 111311DC/0200

County Jefferson

Zoning Madras Multi-Family Residential - R2

Land Area 4.57 AC / 222,592 SF

Property Type Multi-Family

Total Building Size 56,736 SF

Year Built 1996

Number of Buildings 8

Building Mix

Five (5) 8-Plex Buildings Two (2) 12-Plex Buildings One (1) Office/Laundry/Maintenance Shop Building One (1) Free-Standing 10x20 Storage Shed

Office/Laundry/ Maintenance

Free-standing structure with manager’s office, laundry and maintenance shop with a roll up door

Parking 110 Paved, Uncovered Spaces

Number of Units 64

Unit Mix 36 — 2 Bed/1 Bath (Approx. 760 SF) 28 — 3 Bed/2 Bath (Approx. 980 SF)

Heating/Cooling Wall-mounted air conditioning and cadet heating

Features and AmenitiesPlayground, two BBQ/picnic areas, garbage enclosure, access to pedestrian and bike path, beautifully landscaped, storage shed and maintenance shop

PROP

ERTY

SUM

MARY

UNIT

S &

AMEN

ITIES

BUILD

INGS

PROPERTY DETAILS

NEAR BIKING/WALKING TRAILS AND A NICELY LANDSCAPED

FISHING POND

7 TWO-STORY APARTMENT BUILDINGS

UPSCALE MULTI-FAMILY PROPERTY WITH MANY

RECENT UPGRADES

LOCATED 45 MILES NORTH OF BEND ON THE SOUTHWEST

SIDE OF MADRAS

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CONDITION OF SALEDetailed due diligence information can be requested from the listing team. In order to view confidential information, all parties will be required to execute a Confidentiality Agreement.

All property tours must be scheduled in advance through the Compass Commercial listing team.

FINANCINGThe Purchaser may place new financing, or there is existing debt of approximately $2,000,000 with Washington Federal that could be assumed.

OFFERING TERMSPlease submit offers via email to the listing team.

Interested parties must submit a written Letter of Intent (“LOI”) or a Purchase & Sales Agreement (“PSA”) outlining the terms and conditions under which they propose to purchase the Property. Such terms must include the following:

• Purchase price• Company background and financial capability• Source of capital (Equity/Debt)• Amount and form of earnest money deposit(s)• Required contingency periods (inspection,

financing, etc.), including any extension(s)• Closing timeline

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GREAT CENTRAL OREGON LOCATIONMadras, Oregon is situated 45 miles from the

dynamic, growing, and renowned community of Bend. It is 30 miles from Redmond and the

Regional Airport, and 120 miles from Portland. It lies at the foot of the Cascade Mountain range with spectacular views and recreational

opportunities abounding. The Daimler Trucks testing facility is currently undergoing a major expansion on over 270 acres at the Madras

Airport. Other major employers include Warm Springs Tribal Government, Bright Wood

Corporation, Deer Ridge Correctional Facility, Keith Manufacturing, St. Charles Hospital, and Erickson Air.

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FINANCIAL INFORMATION

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APOD – BROKER PROFORMAINCOMEPotential Rental Income $689,340

Less: Vacancy & Credit Loss $34,467 5%Effective Rental Income $654,873

Plus: Other Income $4,000Gross Operating Income $658,873

EXPENSESAdvertising $2,000 0.31%Admin/Office Supplies $9,000 1.38%Legal & Accounting $2,100 0.32%Management-Offsite $29,682 4.55%Payroll Management-Onsite $33,279 5.10%Payroll Maintenance-Onsite $35,359 5.42%Payroll Taxes/Work Comp $7,500 1.15%Payroll Admin Fee $2,100 0.32%Misc Tax, License, Permits $1,000 0.15%Utilities-Electric $7,500 1.15%Utilities-Water/Sewer $40,000 6.13%Utilities-Garbage $20,000 3.07%Telephone/Internet $6,000 0.92%Maintenance Man Free Unit $10,800 1.66%Landscape $7,000 1.07%Maintenance & Repairs $18,000 2.76%Exterminator $3,000 0.46%Cleaning $6,000 0.92%Real Estate Taxes $26,413 4.05%Insurance $12,282 1.88%Reserves $13,177 2.00%Total Expenses $292,192 44.79%

NET OPERATING INCOME $366,681Average Rents per UnitAverage Costs per UnitAverage Expense Ratio

INVESTMENT SUMMARYCap Rate

Sales PricePrice/Unit

Gross Rent Multiple 9.0

6.16%$5,950,000

$92,969

Current Rents

Current Rents

$10,295$4,56644.79%

INCOMEPotential Rental Income $689,340

Less: Vacancy & Credit Loss $34,467 5%Effective Rental Income $654,873

Plus: Other Income $4,000Gross Operating Income $658,873

EXPENSESAdvertising $2,000 0.31%Admin/Office Supplies $9,000 1.38%Legal & Accounting $2,100 0.32%Management-Offsite $29,682 4.55%Payroll Management-Onsite $33,279 5.10%Payroll Maintenance-Onsite $35,359 5.42%Payroll Taxes/Work Comp $7,500 1.15%Payroll Admin Fee $2,100 0.32%Misc Tax, License, Permits $1,000 0.15%Utilities-Electric $7,500 1.15%Utilities-Water/Sewer $40,000 6.13%Utilities-Garbage $20,000 3.07%Telephone/Internet $6,000 0.92%Maintenance Man Free Unit $10,800 1.66%Landscape $7,000 1.07%Maintenance & Repairs $18,000 2.76%Exterminator $3,000 0.46%Cleaning $6,000 0.92%Real Estate Taxes $26,413 4.05%Insurance $12,282 1.88%Reserves $13,177 2.00%Total Expenses $292,192 44.79%

NET OPERATING INCOME $366,681Average Rents per UnitAverage Costs per UnitAverage Expense Ratio

INVESTMENT SUMMARYCap Rate

Sales PricePrice/Unit

Gross Rent Multiple 9.0

6.16%$5,950,000

$92,969

Current Rents

Current Rents

$10,295$4,56644.79%

NOTE: Most rents increase by $50 on September 1, 2019. Most of the rest increase by $50 in coming months. Annual income used herein are actual rents and incorporating all increases through year end 2019. Rerents are seeing increases of $100 to $200.

DISCLAIMER: This is a broker proforma. The statements and figures herein are not guaranteed or warranted by the Broker or Seller. They are derived from sources deemed reliable and are an estimate of how the property could perform under certain circumstances. Buyers are advised to review actual property financial history (during a due diligence investigatory period) and make their own judgments and determination as to future and past financial performance of this property.

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CASCADE RIDGE APARTMENTS RENT ROLLBLDG UNIT BED BATH

UNITSF

2019 RENTAL INCREASES

EXPIRATIONACTUAL

RENTEOY 2019

RENTSA A-A01 3 2 1,008 Furnished $1,700 $1,700A A-A02 3 2 1,008 6/30/2020 $1,200 $1,200A A-A03 2 1 792 Sep-19 7/31/2020 $700 $750A A-A04 2 1 792 Sep-19 9/28/2019 $700 $750A A-A05 2 1 792 Sep-19 5/20/2020 $800 $850A A-A06 2 1 792 Sep-19 10/31/2019 $700 $750A A-A07 2 1 792 Nov-19 8/6/2019 $800 $850A A-A08 2 1 792 Sep-19 6/30/2020 $700 $750A A-A09 2 1 792 Sep-19 4/6/2020 $900 $950A A-A10 2 1 792 Sep-19 10/31/2019 $700 $750A A-A11 3 2 1,008 Furnished $1,700 $1,700A A-A12 3 2 1,008 Sep-19 6/1/2020 $800 $850

Totals Bldg A 12 10,368 $11,400 $11,850B B-B01 3 2 1,008 Sep-19 11/2/2019 $750 $800B B-B02 3 2 1,008 Sep-19 6/1/2020 $800 $850B B-B03 2 1 792 6/16/2020 $850 $850B B-B04 2 1 792 Sep-19 8/24/2019 $650 $715B B-B05 2 1 792 Sep-19 $700 $750B B-B06 2 1 792 5/19/2020 $700 $700B B-B07 3 2 1,008 Oct-19 1/31/2020 $800 $850B B-B08 3 2 1,008 Nov-19 8/1/2019 $1,050 $1,100

Totals Bldg B 8 7,200 $6,300 $6,615C C-C01 3 2 1,008 Sep-19 6/9/2020 $800 $850C C-C02 3 2 1,008 Sep-19 10/27/2019 $800 $850C C-C03 2 1 792 Nov-19 10/21/2019 $800 $850C C-C04 2 1 792 6/23/2020 $850 $850C C-C05 2 1 792 5/21/2020 $850 $850C C-C06 2 1 792 5/22/2020 $850 $850C C-C07 3 2 1,008 5/31/2020 $800 $800C C-C08 3 2 1,008 7/8/2020 $800 $800

Totals Bldg C 8 7,200 $6,550 $6,700E E-E01 3 2 1,008 1/31/2020 $1,200 $1,200E E-E02 3 2 1,008 Sep-19 5/1/2020 $800 $850E E-E03 2 1 792 Sep-19 7/22/2020 $700 $750E E-E04 2 1 792 Sep-19 3/1/2020 $700 $750E E-E05 2 1 792 Sep-19 7/17/2020 $700 $750E E-E06 2 1 792 7/7/2020 $700 $700E E-E07 3 2 1,008 Dec-19 5/23/2020 $950 $1,000E E-E08 3 2 1,008 10/25/2019 $1,000 $1,000

Totals Bldg E 8 7,200 $6,750 $7,000

BLDG UNIT BED BATHUNITSF

2019 RENTALINCREASES

EXPIRATIONACTUAL

RENTEOY 2019

RENTSF F-F01 3 2 1,008 3/25/2020 $1,130 $1,130F F-F02 3 2 1,008 $950 $950F F-F03 2 1 792 Sep-19 5/9/2020 $700 $750F F-F04 2 1 792 7/8/2020 $800 $800F F-F05 2 1 792 Jul-19 $850 $900F F-F06 2 1 792 4/16/2020 $900 $900F F-F07 3 2 1,008 5/1/2020 $800 $800F F-F08 3 2 1,008 Dec-19 11/19/2019 $1,050 $1,100

Totals Bldg F 8 7,200 $7,180 $7,330G G-G01 3 2 1,008 4/1/2020 $1,200 $1,200G G-G02 3 2 1,008 Sep-19 5/1/2020 $800 $850G G-G03 2 1 792 Sep-19 3/26/2020 $700 $750G G-G04 2 1 792 Sep-19 7/10/2020 $900 $950G G-G05 2 1 792 Nov-19 10/1/2019 $850 $900G G-G06 2 1 792 Sep-19 5/20/2020 $800 $850G G-G07 3 2 1,008 Sep-19 6/2/2020 $800 $850G G-G08 3 2 1,008 Sep-19 5/1/2020 $800 $850

Totals Bldg G 8 7,200 $6,850 $7,200H H-H01 3 2 1,008 5/1/2020 $1,100 $1,100H H-H02 3 2 1,008 Nov-19 10/31/2019 $800 $850H H-H03 2 1 792 11/20/2019 $850 $850H H-H04 2 1 792 6/27/2020 $900 $900H H-H05 2 1 792 1/4/2020 $800 $800H H-H06 2 1 792 Sep-19 11/30/2019 $800 $850H H-H07 2 1 792 12/4/2019 $800 $800H H-H08 2 1 792 $800 $800H H-H09 2 1 792 Dec-19 11/13/2019 $850 $900H H-H10 2 1 792 12/11/2019 $850 $850H H-H11 3 2 1,008 Sep-19 $800 $1,150H H-H12 3 2 1,008 Sep-19 12/11/2019 $850 $900

Totals Bldg H 12 10,368 $10,200 $10,750

Totals 64 56,736 $55,230 $57,445

2020

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MARKET OVERVIEW

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MADRAS, OREGONWith a population of over 6,800, Madras is a small town in Central Oregon 45 miles north of Bend. The community has a blend of industry, agriculture and recreation. Residents enjoy a variety of employment opportunities, including manufacturing, aviation, agriculture, retail, education, tourism and health care. Major employers include Daimler Trucks testing facility, Warm Springs Tribal Government, Bright Wood Corporation, Deer Ridge Correc-tional Facility, Keith Manufacturing, St. Charles Hospital, and Erickson Air.

LIFESTYLE DESTINATIONLocated in Central Oregon, Madras offers high desert scenery and panoramic views of the magnificent Cascade Mountain Range with many outdoor recreation opportunities including cycling, fishing, golf, hiking, rockhounding, and water sports with winter sports just a short drive away.

The city has an exceptional aquatic center, Performing Arts Center, extensive green spaces, skate park, trail system and a kids’ fishing pond. Nearby attractions include Indian Head Casino, Erickson Aircraft Collection, the Palisades at Lake Billy Chinook, the Metolius Wild & Scenic River, Lake Simtustus, Mt. Jefferson Wilderness area, and so much more. Madras was one of the premier viewing locations for the August 21, 2017 Total Solar Eclipse where approximately 100,000 visitors converged for the experience of a lifetime!

SOURCE: City of Madras

Madras Aquatic Center

Lake Billy Chinook

Erickson Aircraft Collection22

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DAIMLER TRUCKS EXPANSION

MADRAS POPULATION

6,999MADRAS MEDIAN

HOUSEHOLD INCOME

$45,438JEFFERSON COUNTY

UNEMPLOYMENT RATE

4.1%

DAIMLER TRUCKS TEST FACILITY IN MADRAS, OREGONIn 2014, Daimler Trucks North America (DTNA) started a world-wide search for a site to build a state-of-the-art $18.7 million test facility. EDCO worked closely with DTNA throughout the extensive process, navigating site selection, tax incentives and expanding the local Enterprise Zone boundary, among other things. Billed as the High Desert Proving Grounds, DTNA chose Madras, Oregon for the 87-acre site which includes a 3.5-mile Durability Test Track, allowing engineers to simulate a typical vehicle’s million-mile lifespan in just six months. The facility opened in May 2017 – a timeline that would not have been possible without help from EDCO. This project was also awarded the 2016 Business Development Success Story of The Year by the Oregon Economic Development Association (OEDA).

SOURCE: EDCO 2018 Central Oregon Profile

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ECONOMYCentral Oregon has a reputation for welcoming new and relocating businesses without sacrificing workforce, talent, quality healthcare, transportation or infrastructure. A driving force behind the region’s economic

performance is a collaborative and inclusive entrepreneurial community, demonstrated by the high number of new business registrations, which outpaces far larger cities. Bend, Oregon registered one new business for every 28 residents in 2017 – nearly twice the state average.

Given its size, Central Oregon boasts a high number of community resources and assets available to new and growing businesses, including the largest angel conference in the West, the Bend Venture Conference. Additionally, Oregon’s overall business costs rank significantly lower than its neighbors to the north and south. Average electricity rates,

natural gas rates, state and local sales tax rates and business tax climates in particular are significantly lower than other states in the Pacific Northwest.

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CENTRAL OREGONCentral Oregon has led Oregon’s population growth over the last two decades and continues to be one of the fastest growing areas of the country. For ten consecutive years Central Oregon has led the state in job growth, creating a region that is characterized by dynamic small businesses and entrepreneurial activity. The area boasts strong clusters in high technology (software, hardware and energy), advanced manufacturing, biosciences, renewable energy, brewing and distilling, value-added food products and recreation equipment.

For most residents Central Oregon is a lifestyle choice, offering a friendly environment, year-round recreation options and world-class amenities. The region is served by Roberts Field, a commercial airport offering service at Redmond Municipal Airport.

Redmond Municipal Airport

Redmond Municipal Airport provides commercial air service with 25 daily round-trip flights to Denver, Los Angeles, Phoenix, Portland, Salt Lake City, San Francisco and Seattle via four major carriers (Alaska, America, Delta and United). The airport is undergoing a $5.2 million expansion to meet the rising demand for transit in and out of the region.

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LIFESTYLECentral Oregon offers a rare mix of city amenities and restful isolation, including the slower speed of a small town with a medical community and infrastructure not normally seen in a region of its size. Additionally, Central Oregon residents maintain a work/life balance that is difficult to achieve elsewhere.

EDUCATIONCentral Oregon is well-recognized for its high level of education, with some of the best K-12 public schools in the nation. Additionally, the region’s higher education opportunities abound. From Oregon State University-Cascades’ recent expansion to Central Oregon Community College’s four campuses in the region, there are opportunities for all to obtain a quality education. Madras has a branch of Central Oregon Community College a few miles away from Cascade Ridge Apartments.

30 GOLF COURSES

MILES OF TRAILS

THRIVING ARTS & CULTURE

300 DAYS OF SUNSHINE

30 BREWERIES & COUNTING

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1 Mile 3 Miles 5 Miles Madras, OR Jefferson County2019 Population 4,704 10,043 12,172 6,999 24,2462019 Daytime Population 4,825 11,090 12,336 9,028 23,1222024 Population 4,947 10,608 12,841 7,387 25,6152010-2018 Growth Rate 0.99% 1.10% 1.15% 1.10% 1.20%2018-2023 Growth Rate 1.01% 1.10% 1.08% 1.08% 1.10%2019 Median Age 35.0 37.8 38.9 36.9 41.52019 Households 1,702 3,714 4,257 2,525 8,7022024 Households 1,783 3,914 4,488 2,658 9,2152010-2018 Growth Rate 0.90% 1.03% 1.04% 1.01% 1.20%2018-2023 Growth Rate 0.93% 1.05% 1.06% 1.03% 1.15%2019 Avg. Household Size 2.76 2.68 2.72 2.75 2.682019 Avg. Household Income $52,991 $61,932 $63,892 $59,554 $66,7612019 Med. Household Income $40,500 $46,847 $48,688 $45,438 $52,0342019 Per Capita Income $19,213 $23,019 $24,137 $22,169 $24,6332019 Avg. Home Value $166,096 $178,619 $189,153 $173,162 $253,8252019 Housing Units 1,959 4,198 4,792 2,914 10,8312019 Vacant Housing Units 257 484 535 389 2,1292019 Owner Occupied Units 891 2,038 2,373 1,332 5,6862019 Renter Occupied Units 811 1,676 1,884 1,193 3,0162019 Population Age 18+ 3,409 7,464 9,261 5,169 18,775High School Diploma 677 1,615 2,026 1,147 4,034Bachelor’s Degree 395 835 1,007 540 2,150Graduate/Professional Degree 136 376 499 227 9812019 Businesses 254 427 465 379 6892019 Employees 1,951 3,992 4,459 4,298 7,3172019 Unemployment Rate 7.3% 7.1% 6.5% 8.2% 4.1%

POPU

LATIO

NIN

COME

HOUS

EHOL

DSHO

USIN

GED

UCAT

ION

LABO

RDEMOGRAPHICS

Madras Demographic Map

Source: ©2019 Esri

July 24, 2019

©2019 Esri Page 1 of 1

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Madras Demographic Map

Source: ©2019 Esri

July 24, 2019

©2019 Esri Page 1 of 1

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DISCLAIMER & EXCLUSIVITYDISCLAIMER: This marketing package has been prepared by Compass Commercial Real Estate Services (Compass Commercial) in full cooperation with the Seller of the Property solely for the purposes of providing preliminary information to prospective purchasers. It is not intended as the sole source of property and operational data and should not be relied on in place of appropriate due diligence activities. Neither Compass Commercial nor its agents can guarantee accuracy and no liability is assumed for financial, operational, physical, or other information provided herein including, but not limited to, errors and omissions, transmittal of inaccuracies, prior sale, price adjustments, or removal from marketplace without notice. Any indicated value of this investment is based upon assumptions, projections and estimates, which are variable by nature and subject to changing economic conditions. The value of this investment to you will also depend on tax and other factors, which should be evaluated by your tax and legal experts or advisors. It is your responsibility to independently confirm information received about the property to your satisfaction and you are urged to seek advice from your own attorney, CPA, design consultant, franchise representative, and/or other qualified professionals in your investigation of this opportunity.

EXCLUSIVE: The property represented herein is exclusively listed for sale by Compass Commercial Real Estate Services. All negotiations for the purchase shall be conducted through Compass Commercial Real Estate Services.

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RON ROSS, CCIMPrincipal BrokerDirect 541.322.1230Cell 541.480.8884rross@compasscommercial.com

TERRY O’NEIL, CCIMBrokerDirect 541.848.4060Cell 541.408.1202toneil@compasscommercial.com

EXCLUSIVELY LISTED BY:

366 SW M Street, Madras, OR