Executive Summary • Advantages of Investing in Real Estate • Pittsburgh’s Posed for Growth • Key Investment Considerations • Experienced Management Team • Investment Process • Synergy Capital Investment Portfolio • Investment Risks Why Invest in Real Estate? Diversification Stocks help grow your portfolio Bonds bring in income Real estate provides a hedge against inflation and has a low "correlation" with stocks International investments provide growth and help maintain buying power in an increasing globalized world Cash gives you and your portfolio security and stability Stocks vs. Real Estate Stock Market • • • • • Intangible Asset Uninsured Invest at market price Returns are unknown Return subject to market conditions • Liquid Asset What about REITs? Private Lending for Real Estate • • • • Tangible asset you can visit Secured by mortgage deed Collateral is insured Collateralized below market value (equity position) • Returns are known, fixed and agreed upon • Illiquid asset Investment Comparison Inflation S&P 500 Barclays US Aggregate Treasury Russell Bond T-Bill Synergy 2000 Index 10 Yr Capital 5 Year 1.80% 4.83% 6.83% 5.89% 5.55% - 3 Year 2.06% 11.66% 9.66% 5.73% 8.28% 7.00% 1 Year 1.75% 15.60% 15.97% 3.86% 5.02% 7.00% Why Pittsburgh? Pittsburgh Accolades • America’s Most Livable City, The Economist and Forbes.com • Best Commercial Real Estate Market, Moody’s Investor Service • North American City of the Future, fDi • Economically Strongest U.S. Metros, The Brookings Institution • Top 10 City for Job Growth, Forbes.com • America’s Best Housing Market, Forbes.com • Best Cities for Recent Graduates, Huffington Post • Safe Havens in Real Estate, Kiplinger Magazine About Pittsburgh • Quality of Life • Named among the “Best Trips for 2012” by National Geographic Traveler • Ranked #1 as America's Most Livable City by The Economist in 2011 and Forbes in 2010 • • • • • Green Leader Affordable Housing Safety & Comfort World-Class Health Care Transportation Infrastructure Pittsburgh Population by Age 65+ yrs. 17% Under 10 yrs. 11% 10-17 yrs. 10% 55-64 yrs. 14% 45-54 yrs. 16% 18-24 yrs. 9% 25-34 yrs. 11% 35-44 yrs. 12% Source: 2010 U.S. Census Bureau Metro Area Crime Index 2010 (rate per 100,000 inhabitants) Pittsburgh, PA Boston, MA San Diego, CA Raleigh, NC Richmond, VA Washington, DC Philadelphia, PA Denver, CO Cleveland, OH Minneapolis, MN Portland, OR Detroit, MI Baltimore, MD St. Louis, MO Cincinnati, OH Milwaukee, WI Atlanta, GA Kansas City, MO Phoenix, AZ Indianapolis, IN Charlotte, NC Seattle, WA Violent Crime 319.5 406.0 378.5 242.6 269.3 380.0 551.8 337.1 415.7 268.5 635.4 685.3 497.4 314.1 464.1 413.8 461.3 370.8 627.9 528.2 353.0 Property Crime 1,975.6 2,189.5 2,206.4 2,442.6 2,542.9 2,550.6 2,662.7 2,771.4 2,835.6 2,894.2 2,929.0 2,950.3 3,090.7 3,159.5 3,340.7 3,360.3 3,462.6 3,476.1 3,534.6 3,827.1 3,902.2 3,905.8 Source: FBI Uniform Crime Report 2010 Pittsburgh Investment & Development • According to the Brookings Institute, one of only three U.S. metros to be deemed fully recovered from the Recession • In the last 5 years 217 companies technology companies attracted $1.3 billion in total investment • Five Years and Running as Top 10 U.S. Location for Business Investment • Pittsburgh Metro Tops National Average for Job Growth in High-Wage Industries • Record-High Employment in 2012 Pittsburgh Key Economic Sectors Advanced Manufacturing Energy Financial & Business Services Health Care & Life Sciences Information & Communications Technology Pittsburgh Residential Market • Measured in dollars, Pittsburgh’s December 2012 home sale activity rose $101.2 million, or 34%, from $299.8 million in December 2011 to $401.8 million in December 2012 (RealSTATs: December 2012) • Residential purchase dollars have jumped 17% in the first ten months of 2012 compared to 2011 (RealSTATs: January 2012 – October 2012) • In the first ten months of 2012 the Pittsburgh commercial market thrived with nonresidential sales activity climbing 28.3% to $1.1 billion in 2012 from $855.4 million in 2011 (RealSTATs: January 2012 – October 2012) • Pittsburgh topped the U-Haul 2012 National Migration Trend Report with a reported 9.04% increase for the year (Pittsburgh Business Times, April 2013) • According to a study completed by the Pittsburgh Downtown Partnership, Downtown Pittsburgh's resident population has increased by more than 30% in the past 12 years, and its population is getting younger (Pop City Media, April 2013) • Lot 24, a 96-unit apartment building built as a second phase of the Cork Factory Lofts in the Strip District, leased up in less than 120 days during typically slow leasing months from December 2012 – March 2013 (Pittsburgh Business Times, April 2013) Median Sales Price of Existing Single-Family Homes (4Q 2011) $350,000 Average Asking Monthly Apartment Rent (1Q, 2012) $2,500 $300,000 $2,000 $250,000 $200,000 $150,000 $1,500 $1,000 $100,000 $500 $50,000 $- $- Source: The NAHB/Wells Fargo Housing Opportunity Index: Complete History by Metropolitan Area (1991-Current) Pittsburgh Commercial Market • The Pittsburgh office market vacancy rate for Q1 of 2013 was 8.0% compared to a national average of 11.8% (CoStar first quarter 2013, Pittsburgh Market Reports) • Class A office vacancy remains very low at 6.3% for Q1 of 2013 (CoStar first quarter 2013, Pittsburgh Market Reports) • Pittsburgh’s retail vacancy rate declined in Q1 of 2013 by 40 basis points to 4.1% which is 260 basis points lower than the national average of 6.7% (CoStar first quarter 2013, Pittsburgh Market Reports) • Pittsburgh’s industrial market vacancy rate declined in Q1 of 2013 by 20 basis points to 7.9% which is 70 basis points below the national average of 8.6% (CoStar first quarter 2013, Pittsburgh Market Reports) Pittsburgh’s Posed for Growth Stability, rising occupancy and rental rates, job growth, and strong key economic sectors- like energy, financial services and health care - all make for a strong Pittsburgh real estate market. Investment Opportunity Synergy Capital Investment Conditions: Three-Year Commitment Management Team Residential Investors Commercial Private Lending Fixed 7% Annual Return Three-Year Return Investment Amount Annual Interest Rate Compounded 3-Year Return Annual Return Aggregate Annual Return $ 25,000 7% $ 5,626 $ 1,750 $ 5,250 $ 50,000 7% $ 11,252 $ 3,500 $ 10,500 $ 100,000 7% $ 22,504 $ 7,000 $ 21,000 $ 250,000 7% $ 56,261 $ 17,500 $ 52,500 $ 500,000 7% $ 112,522 $ 35,000 $ 105,000 $ 750,000 7% $ 168,782 $ 52,500 $ 157,500 $ 1,000,000 7% $ 225,043 $ 70,000 $ 210,000 Key Investment Considerations Experienced Management Team Value Added Strategy Unique Deal Flow Capital Preservation Risk Mitigation Alignment of Interests Experienced Management Team Josh Adamek – Managing Partner • • • • • Ten year track record 2003-2010 built personal portfolio of rental properties Full-time since 2010 Has been the principal in over 100 transactions Vice President of ACRE of Pittsburgh Scott Hastings – Managing Partner • • • • • • • Eleven years of experience, completing over 500 transactions Accumulated 50 rental units in first year of investing 2002-2007 was the 2nd largest wholesaler in Pittsburgh with over 200 transactions 2008-2010 opened Pittsburgh regional office for a national private lending company 2010-2011 started own investment company and bought, renovated, sold 30 properties Reputable real estate agent Mentor to Pittsburgh area real estate investors Key Investment Considerations Experienced Management Team Value Added Strategy Unique Deal Flow Capital Preservation Risk Mitigation Alignment of Interests Synergy Capital Track Record • Raised over $3.5 million in private funds • Sold more than 30 single family homes • Over $4.5 million in gross sales revenues • Synergy Capital has never defaulted on an agreement with an investor • All investors have reinvested funds Residential Investment Process Sourcing Properties Evaluating Deals Due Diligence Renovating Selling Closing Average Investment Period from Due Diligence to Closing: 7 Months Residential Investment Process Sourcing Properties Evaluating Deals Due Diligence Renovating MLS – 60% • • • • Foreclosures Estate Sales Distressed Sales Short Sales Leads – 40% • Wholesale leads (We Buy Houses etc.) • For Sale by Owner (FSBO): signs/online, craigslist, etc. • Referrals, Other Investors Selling Closing Residential Investment Process Sourcing Properties Evaluating Deals Due Diligence Renovating Selling • Estimate Renovation Cost (highest best use, additions) • Potential After Repair Value (ARV), estimated resell price • Calculate ancillary costs (holding, financing, closing costs) • Offering Accordingly (adhering to set %’s / margins) • Meeting with Architects, Structural Engineers, Other Industry Consultants Closing Residential Investment Process Sourcing Properties Evaluating Deals • Title Search & receive clear title • Home inspection • Finalize renovation plans • Selecting general contractor • Coordinate Funding • Insuring the property • Time Frame 30-60 days Due Diligence Renovating Selling Closing Residential Investment Process Sourcing Properties Evaluating Deals Due Diligence • Start & Manage Renovations • Home inspection after completion • Make final adjustments • Professional staging, photos, & video • Time Frame 6-12 weeks Renovating Selling Closing Residential Investment Process Sourcing Properties Evaluating Deals • Pricing it to sell • Listing on MLS through Re/Max • Online marketing • Networking with Local Agents • Finding the right buyer • Time Frame 1-4 months Due Diligence Renovating Selling Closing Residential Investment Process Sourcing Properties Evaluating Deals • Buyer’s appraisal, inspection • Working with buyer’s title agent • Coordinate loan payoff • Time Frame 30-60 days Due Diligence Renovating Selling Closing Residential Investment Portfolio Renovation Projects Wholesale Deals Residential Portfolio - Highlights • Aspinwall: 224 2nd Street • Monroeville: 608 Winterberry Rd • Lawrenceville: 4616 Plummer Street Aspinwall: 224 2nd Street • • • • • Purchased $92,500 Funded with $180,000 from private lender Total expenses $205,000 Sold for $299,900 in first week on the market Time frame from start to finish: 191 days Monroeville: 608 Winterberry • • • • • Purchased $20,000 from private seller Funded with $80,000 from private lender Total expenses $98,000 Sold for $139,900 in first week on the market Time frame from start to finish: 206 days Lawrenceville: 4616 Plummer • • • • • Purchased $61,000 from estate sale Funded with $118,000 from private lender Total expenses $120,000 Sold for $165,000 in first week on the market Time frame from start to finish: 216 days Commercial Investment Process Sourcing Properties Evaluating Deals Due Diligence Renovating Selling Closing Average Investment Period from Due Diligence to Closing: 18 Months Private Lending Process Sourcing Borrowers Evaluating Deals Due Diligence Average Rollover Rate: 8 Months Lending Loan Payoff Private Lending Process Sourcing Borrowers Evaluating Deals Due Diligence Lending Loan Payoff • Synergy Capital will loan a max LTV of 65% which includes purchase costs, construction costs, closing costs, insurance, a six month interest reserve, and loan origination fees. • Subject-to-Repair Appraisal: based on construction plans and specs for the renovations to be completed Investment Risks • Availability of Investment Capital • Identifying Suitable Investments • Risks of Real Estate Investments • Dependence on Key Individuals • Illiquidity of Investments • Lack of Diversification • Use of Leverage Invest with Synergy Capital • Real estate is a tremendous opportunity to add value and diversification to investment portfolios and outperform industry averages • Information-intensive aspect of real estate investing favor experienced and well connected investors like our local firm • Specialized managers with excellent market knowledge add enormous value • Invested management team encourages thoughtful acquisitions, careful oversight, and timely dispositions • Management team garners a margin of safety by paying a low purchase price in which properties are acquired at a discount Exhibits Exhibit 1: Self-Directed IRA or 401(k) • All investments must be arms length, meaning the buyer and seller are acting in their own self-interest and there is no influence from other parties. • You cannot sell or buy property from a disqualified individual. Disqualified individuals include you, your spouse, your parents, your kids and/or their spouses, grandchildren, grandparents, investment advisors, fiduciaries and entities where the disqualified individual owns 50% or more interest. • You cannot receive immediate benefit from a property owned by your IRA. No vacation homes, personal residences or office spaces because these would benefit you in some way. • You cannot lend yourself money to perform rehab work or cosmetic work on the home purchased by your IRA. You can't perform any maintenance on the home or even furnish the home. It's all done via a property management company, which is nice because then you don't have to deal with tenants. All income or rental profits generated from your investment must go back to your self-directed IRA and all expenses like improvements, property taxes and bills directly related to the investment property must be paid from your IRA account. • Your IRA may invest in: Single-family residences and vacation homes, Certain condominiums and duplexes, Multi-family (5+ units) properties, Commercial properties (retail/office/warehouse), International properties • A self-directed 401(k) offers the same benefits of pre-tax savings and automated payroll deductions that you'll find with a traditional 401(k) plan. The difference is in your investment choices. • A self-directed plan is similar to a brokerage account. It's essentially a do-it-yourself 401(k), and you're the fund manager. Rather than choosing 401(k) investments from a short menu of pre-approved mutual funds, participating employees have an entire universe of investments to consider.