NORTHERN BOULEVARD EXECUTIVE SUMMARY
The purpose of this Confidential Investment Offering Overview is to provide a summary of a possible future private investment opportunity that may be made available to a certain limited number of accredited investors. This is not an offer to sell real estate and/or any type of security, partnership interest, public or otherwise.
The contemplated offering, if made available formally, would provide Investors with the opportunity to acquire an interest in a to-be-developed, 16-story, 357 unit condominium building (formerly known as RKO Keith Theatre) in Flushing, Queens, New York City. The property was built in 1928 and is listed on the National Register of Historic Places as of 1982. In 1984, the theatre’s lobby was separately landmarked by the Landmark’s Preservation Commission. The three-story theatre was originally constructed as a movie theatre and has been vacant for approximately 20 years. The redevelopment plans include a 405,095 square foot mixed use building featuring 357 condominiums, 23,373 square feet of retail space, a 15,857 square foot community facility and 385 parking spaces.
The Downtown area of Flushing, Queens, New York City is one of the largest and fastest growing ethnic Chinese regions outside of Asia as well as within New York City itself. Main Street and the area to its west, particularly along Roosevelt Avenue, have become the primary nexus of Flushing Chinatown. However, Chinatown continues to expand southeastward along Kissena Boulevard and northward beyond Northern Boulevard. Given its rapidly growing status, Flushing Chinatown may surpass the original New York City Chinatown (Manhattan) in size and population within a few years. According to the New York Times, Flushing Chinatown now rivals Manhattan's Chinatown for being the center of Chinese-speaking New Yorkers' politics and trade.
Our entity is co-investing in this project with New York based developer, JK Equities, spearheaded by industry veteran Jerry Karlik. Karlik, with over 30 years of experience, has owned over 5,500 apartments and 5 million square feet of commercial real estate valued in excess of $1 billion across the United States throughout his career. This will be our second project with JK Equities. Karlik and SMB Equity plan to close on the property in December 2013 and immediately begin preparation for permit and construction plans for a new “Class A”, full amenity condominium building. No zoning change will be required.
We anticipate that construction plans will be complete by Q2 2014, at which time demolition and construction will commence and is expected to take approximately 24 months. Projected average sales prices are $800 per square foot for the condominiums, $900 per square foot for the first floor retail space, $500 per square foot for the community space, and $60,000 for each parking space. We anticipate having very strong pre-sales as our pricing will be very competitive with the Flushing market where today “Class A” condominium sales range from $700-$900 per square feet. The total price to purchase and renovate the property is approximately $155 million. SMB Equity and JK Equities will represent 25% of the total equity ($20 million) and will be equal partners for their 25% share of the project. JK Equities will be the construction manager on the project and will work with the three other equity investors, who are each contributing 25% on the project. These three other equity investors are all of Asian heritage, and therefore give the project additional credibility among the almost entirely Asian buyer pool. An Asian focused architectural firm will be hired as well as local real estate agents to design units with Chinese and Korean buyers in mind for their specific needs. The units will also be properly designed for the Feng Shui minded buyers. We have also included a recently completed Broker’s Opinion of current property value, assessing the property at just above $41 million, substantially higher than its purchase price of $30 million.