Three Pillars team conducts inspection, due diligence and unit walk through
Key Principal Selection Discussion
Introduction to Camino Del Sol Apartments
Josh Welch, Founder
Lucas Fertitta, Director of Acquisitions
05/18/2019- TPCG and seller agree to terms of the deal. Purchase and Sale Contract being prepared.
05/20/2019- TPCG is under contract to buy Camino Del Sol!
05/31/2019- All the due diligence is complete and we are now working towards closing!
06/20/2019- Everything is going smoothly and CBRE continues to work with us on ensuring a smooth closing.
Important Videos About The Deal
We will allow select individuals to be given the opportunity to be selected as Key Partners on this deal. As those selections are made, they will be added here. This is the fastest way for the key partners to get a deal done, build their track record and credibility (read more on Become a Partner page).
We want to make sure that those individuals who are ready to do a deal done get a fair chance. The number of applications has been high, so the selection process takes time.
Players Involved in Deal
Mortgage Lender: CBRE
Lender: The Bancorp Bank (bridge) and then Freddie Mac
Terms: 3 years interest only with two 1-year options, 30 year amortization, Libor + 325 basis points
Construction Manager: Fernando Zamarripa, Three Pillars Capital Group
Property Management: Greenline Apartment Management
This is a 122-unit Class C property that is 91% occupied. It's located in a highly dense, blue collar part of Houston, TX. It is very close to our other properties and we have a solid understanding of the sub-market.
Occupancy: Properties in this part of Houston generally observe 90%+ occupancy. Houston is experiencing solid population growth and Class C is generally recession proof. In a good economy, Class C occupancy is strong and maintains steady rates during economic troughs as people downgrade from Class B to Class C. Current owner is very unsophisticated in managing the operations, rehabbing units and optimizing revenue.
Business Plan: What makes this a great acquisition is that rents can be increased by executing a rehab plan similar to what we have done on our other properties. Given that TPCG understands this market well, the executional risk is greatly reduced. TPCG already owns multiple properties in this market. This will allow the salary, wages and office expense to be spread across those properties making our operational expense lower than what a solo owner would run it for. Expenses are not properly controlled. Three Pillars completed rehab on a similar properties near by and achieved above market rents setting a new trend for competing properties to follow. This property fits squarely in their area of expertise.
The business plan is to reposition the property to a Class C+ by performing extensive interior and exterior rehab, putting in a better tenant profile and increasing rents. TPCG has it's own construction crew that will perform all rehab. They also have their own maintenance team to perform repairs and maintenance. This alone will result in a lot of savings on the repairs and maintenance line item. Furthermore, the water bill can be lowered, as they did on their previous acquisition.
NOTE: THIS PAGE IS ONLY INTENDED FOR KEY PRINCIPALS AND DOES NOT CONSTITUTE AN OFFER
A glimpse into a previous rehab project
Income Properties Portfolio