7.5% Cap Projected Social Security Administration
7.5% Cap Projected GSA Leased Social Securty Admininstration, Selma, AL
Marketing description
The single tenant leased office investment is a build to suit for the Social Security Administration serving as a field office. The 13,421 square foot single story brick building was constructed in 2003 with substantial renovation in 2018. The renovation work was comprised of HVAC upgrades, new offices and front interview areas and CAT 6 cable upgrades. A new roof was installed in 2024. The renovation costs plus interest are repaid to the landlord amortized over the lease term at $87,474 per year through May 2029. In addition to rent, the landlord is paid for operating expenses with an annual CPI formula increase and increases of property taxes over a base year.
The lease term is through November 11, 2033 with firm term through November 11, 2028, after which the lease may be terminated early. A third party study reported only 2.82% of GSA leases are terminated early, and one reason is a lack of expansion space. The 2.2 acre site can accommodate expansion.
Investment highlights
- Single story brick built 2003, renovated 2018, new roof 2024
- 7.5% cap rate on 2025 projected net income
- $87,474 annual renovation reimbursement paid to landlord through May 2029
- Term through 11/11/2033 / Firm term through 11/11/2028
- Rent escalation last 5 years of term
- Operating expense reimbursement and CPI formula increases
- Increases of property taxes over a base year reimbursement
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