Jeffrey Gitt

Chairman

Jeffrey’s long and distinguished career has reached into every corner of the real estate business. An industry veteran, he possesses expertise in development, ownership, investment sales, leasing, management, and tenant representation. With 40 years experience in commercial real estate brokerage, in 2001, he co-founded Westwood Net Lease Advisors. Recognizing a distinct marketplace need, Jeffrey has helped create a niche business that pairs nationwide buyers and sellers of triple net properties & tenant in common investments. As a testament to Jeffrey’s vision, soon after its inception, Westwood Net Lease Advisors became one of the premier companies of its kind. As a top-producing Westwood broker, Jeffrey’s clients appreciate his honest and straightforward approach to doing business.

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  1. There are MANY aspects to a 1031 Exchange, please view our library of 1031 articles and receive a vital education so that you can execute an exchange with maximum results free of the pitfalls that befall many less sophisticated investors!
  2. Ask any question relating to a 1031 Tax Exchange and receive an immediate answer from our team of experts. We are highly skilled in this area and are able to provide information that you can confirm with your other advisors. We do not provide legal or financial advice and always ask that you consult your real estate attorney or CPA on these matters.
  3. When purchasing 1031 properties from Westwood, we pay for your Qualified Intermediary fee. 
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  • A 1031 Exchange refers to an IRS code (statute) with very precise requirements. Be extremely careful not to inadvertently void your 1031 Property King of the Hill divx Exchange! Learn the critical deadlines & requirements for a 1031 Exchange.
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Overview

AutoZone is the nation’s leading retailer and a leading distributor of automotive replacement parts and accessories with more than 4,160 stores in the US, Mexico and Puerto Rico. Since opening its first store in Forrest City, Arkansas on July 4, 1979, the company has joined the New York Stock Exchange (NYSE: AZO) and earned a spot in the Fortune 500. The S&P Rating is BBB Stable.

AutoZone has grown quickly through a series of acquisitions over the past several years but now is focused on internal growth and development. Among the factors AutoZone considers when opening new stores — at a rate of 150 to 200 per year — is how many cars in an area are OKVs or “our kind of vehicle,” that is, cars older than seven years and no longer under their manufacturers’ warranty. AutoZone is also growing in Mexico, where cars are even older — and in need of more repairs — than in the US.

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• Auto Zone is the number one auto parts store in the nation. The company has been in existence since 1979.  These leases are backed by a strong corporate guarantee.
  
• Buildings backed by an Auto Zone lease are more easily funded because of their S&P BBB Stable rating.
  
• These stores are rectangular boxes on a main street with good traffic counts.  They can be found in all areas, but mostly Blue Collar neighborhoods. If the Auto Zone decides not to renew the lease, the buildings are easily converted to whatever the new tenant desires at less costs than a specialized building.
• The leases are typically 20 years and have 4 (5) year option periods.  There are rent increases in the options. The landlord has minimal responsibility.
• Auto Zones range in price from $1.2 to 2.5 million depending on the year built and time left on lease.
• The current market cap rate range is 6.50-7.25% on new buildings.
• The buildings are generally 7,000 sq. ft. with a lot size of ¾ of an acre.
• They pay rents between $15-$18 a sq. ft. This means that the price of the building is not over inflated and if they vacate the new tenant will pay close to what they are paying.

Recent Auto Zone Comps

#1- Close of Escrow: 12/11/2007

2933 Emanuel Church Road, Columbia, SC

6,800 SF Free Standing Auto Zone

Year Built: 2007

Sales Price: $1,335,000

Cap Rate: 7%

Price/SF: $196.32

#2- Close of Escrow: 6/6/2008

West Main Street and Kingsbury Boulevard, Fredericktown, MO

6,768 SF Free Standing Auto Zone

Year Built: 2008

Sales Price: $1,097,000

Cap Rate: 7%

Price/SF: $162.00

#3- Close of Escrow: 5/19/2008

1126 East Caro Road, Caro, MI

6,864 SF Free Standing Auto Zone

Year Built: 2008

Sales Price: $1,383,529

Cap Rate: 7%

Price/SF: $202.00

#4- Close of Escrow: 3/25/2008

14062 Northwest Boulevard, Corpus Christi, TX

7,370 SF Free Standing Auto Zone

Year Built: 2007

Sales Price: $1,663,615

Cap Rate: 6.5%

Price/SF: $226.00

#5- Close of Escrow: 3/25/2008

2149 Arline Road, Corpus Christi, TX

6,786 SF Free Standing Auto Zone

Year Built: 2007

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Cap Rate: 6.5%

Price/SF: $221.00

#6- Close of Escrow: In Escrow

602 Highway 50 East, Union, MO

7,370 SF Free Standing Auto Zone

Year Built: 2007

Sales Price: $1,375,000

Cap Rate: 6.5%

Price/SF: $187.00

#7- Close of Escrow: In Escrow

525 West Route 6, Minooka, IL

6,875 SF Free Standing Auto Zone

Year Built: 2007

Sales Price: $2,215,000

Cap Rate: 6.5%

Price/SF: $322.00

#8- Close of Escrow: Aug 2008

17248 W Grand Ave, Gurnee, Illinois

7,370 SF Free Standing Auto Zone

Year Built: 2007

Sales Price: $ 2,575,000

Cap Rate: 6.7%

Price/SF: $349.00

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#9- Close of Escrow: March 2008
3702 Rte 9 S, Rio Grande, NJ

5,840 SF Free Standing Auto Zone

Year Built: 1951

Sales Price: $ 2,300,000

Cap Rate: N/A

Price/SF: $394.00

#10- Close of Escrow: January 2008
5702 S Dale Mabry Hwy

6,825 SF Free Standing Auto Zone

Year Built: 2006

Sales Price: $2,600,000

Cap Rate: 6.3%

Price/SF: $381.00

Average Cap Rate 6.66

History of AutoZone

Joseph “Pitt” Hyde took over the family grocery wholesale business, Malone & Hyde (established 1907) in 1968. He expanded into specialty retailing, opening drugstores, sporting goods stores, and supermarkets, but his fortunes began to race on Independence Day 1979, when he opened his first Auto Shack auto parts store in Forrest City, Arkansas.

Using retailing behemoth Wal-Mart as a model, Hyde concentrated on smaller markets in the South and Southeast, emphasizing everyday low prices and centralized distribution operations. He stressed customer service to provide his do-it-yourself customers with expert advice on choosing parts. While a number of retailers have tried to copy Wal-Mart’s successful model, Hyde had an inside track: Before starting Auto Shack he served on Wal-Mart’s board for seven years.

Auto Shack had expanded into seven states by 1980, and by 1983 it had 129 stores in 10 states. The next year Malone & Hyde’s senior management, with investment firm Kohlberg Kravis Roberts (KKR), took the company private in an LBO. Auto Shack continued to expand, reaching 192 stores in 1984.

A year later Auto Shack introduced its Express Parts Service, the first service in the industry to offer a toll-free number and overnight delivery of parts. The following year it introduced another first: a limited lifetime warranty on its merchandise. Also in 1986 Auto Shack introduced its own Duralast line of auto products.

The company was spun off to Malone & Hyde’s shareholders in 1987, and Malone & Hyde’s other operations were sold. Auto Shack brought its electronic parts catalog online that year. The company changed its name to AutoZone in 1987, in part to settle a lawsuit with RadioShack. By this time it had 390 stores in 15 states.

The company went public in 1991. By the end of that year, it had nearly 600 stores and five distribution centers. The company topped $1 billion in sales in 1992. The next year it opened new distribution centers in Illinois and Tennessee and closed its Memphis operation.

AutoZone began selling to commercial customers such as service stations and repair shops in 1996. It also acquired auto diagnostic software company ALLDATA. Hyde stepped down as CEO that year and as chairman in 1997 and was replaced by COO Johnston (John) Adams.

The company made several key purchases in 1998. It acquired Chief Auto Parts for $280 million, adding 560 stores (most in California) that were converted to AutoZones in 1999. It also purchased Adap and its 112 Auto Palace stores in the Northeast, heavy-duty truck parts distributor TruckPro, and (from Pep Boys) 100 Express stores. Also in 1998 AutoZone opened its first store in Mexico (Nuevo Laredo).

Hyde sold much of his stake by early 1999. Late that year AutoZone expanded its board of directors to 10 members, making room for increasingly active longtime shareholder Edward Lampert.

In January 2001 Steve Odland, formerly COO at supermarket retailer Ahold USA, succeeded Adams as chairman and CEO. In December 2001 AutoZone sold its TruckPro subsidiary to an investor group led by Paratus Capital Management of Boston and New York.

Odland resigned in 2005 to become CEO of Office Depot. He was replaced by Bill Rhodes, AutoZone’s former EVP of Store Operations and Commercial.

Companies listed are Top Competitors.

Industry Overview

The wholesale and retail auto parts industry includes approximately 45,000 companies with combined annual revenue of $135 billion. Top companies include Genuine Parts, AutoZone, Advance Auto Parts, CSK Auto, and Pep Boys, all with annual sales over $1 billion. About 25 wholesalers and 40 retailers each have annual sales over $100 million. Many large firms operate both wholesale distribution centers and retail stores.

The industry is concentrated at the top: the 50 largest wholesalers hold over 50 percent of the wholesale segment. The retail segment is a bit less concentrated, with the top 50 companies holding about 40 percent of the segment. The used parts segment is highly fragmented.

Competitive Landscape

Demand for aftermarket parts is driven by the age and mileage of vehicles, generally increasing when fewer new cars are sold. The profitability of individual companies depends largely on inventory management and marketing. Small companies can compete effectively by carrying specialized parts or providing extra services such as machining or fast delivery. Average annual revenue per employee is about $700,000 for wholesalers, $100,000 for small retailers, and $175,000 for large retailers.

Products, Operations & Technology

The industry sells parts and other products used to maintain and repair cars and trucks in the so-called auto “aftermarket.” Products are sold both to consumers who work on their own cars, the “do-it-yourselfers” (DIY); and to commercial installers like auto repair shops, gas stations, fleet operators, and car dealer service departments (do-it-for-me, DIFM market). The DIY segment accounts for about 30 percent of the market, the DIFM segment 70 percent.

Products include “hard parts” like brakes, mufflers, batteries, starters, alternator, and pumps; maintenance items like oil, oil filters, lubricants, additives, spark plugs, fuel injectors, lights, wipers, paints, waxes, and hoses; tools like wrenches and diagnostic equipment; and accessories like trim, hub caps, and audio systems.

Most wholesalers and retailers operate a single location, but economies of scale in purchasing have encouraged the growth of large wholesale and retail networks. AutoZone, for example, operates 3,200 stores; Genuine Parts has 58 distribution centers and 900 retail stores. A typical distributor warehouse handles about $15 million in annual sales; a typical retail store $1 to $2 million.

In general, wholesalers sell to retail operators (stores and repair shops), who in turn serve car owners. But the similarity between wholesale and retail operations has drawn many wholesalers into the retail business and vice versa. Big retailers like AutoZone, Advance Auto Parts, Pep Boys, and O’Reilly Automotive operate their own distribution network. Some retailers sell both to consumers and local repair shops; some retailers operate their own repair department.

Sales & Marketing

Sales and marketing initiatives center on the type of customer a company is trying to serve. Wholesalers rely heavily on a sales force, advertising in trade magazines, and on trade shows. Retailers use typical retail advertising such as newspapers and Yellow Pages. Large retailers also advertise on TV and radio.

Some wholesalers and retailers belong to Program Distribution Organizations (“program groups”), similar to franchise networks, that buy in bulk and provide marketing services for members. Among the largest are the National Automotive Parts Association (NAPA); Automotive Distribution Network; and CARQUEST.

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National Real Estate Associations

• BOMA - Building Owners & Managers Association
• CIREI - Commercial Investment Real Estate Institute
• CREW - Commercial Real Estate Women - Denver
• FIABCI - International Real Estate Federation
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Westwood is excited to present a co-brokerage concept that is unlike anything offered nationwide. This is an opportunity to team up with Westwood Net Lease Advisors and expose your listings to our company’s private investor clientele! This is one of the most powerful client databases in the nation. Our database has grown steadily over the years as the result of new customer visits to our nationwide website, referrals, networking and a very substantial investment made by Westwood in its New Business Development division. This company division features a large research staff that has been monitoring sales and transaction activity for years. Westwood has never purchased a buyer or seller “list.” Our database is the result of real contacts and years of concentrated attention, identifying real estate investors across the U.S. who actively purchases investment properties.

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Institutional buyers typically work within the framework of a fund and are constrained by rigid acquisition criteria. They are an appropriate buyer in many instances; however, Oliver & Company video

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Our objective is to work with you on a limited purpose co-brokerage basis and sell your listings for a referral fee of 25% paid to us at closing. This is not a listing service nor is it an alliance of any sort that intrudes on your own marketing efforts. We do not receive compensation unless our buyer closes!

Working smart

Top performing brokers have the ability to provide top level service to numerous clients simultaneously by working smart and leveraging their time well. In a results oriented business, one is highly accountable to each and every customer. Regardless of economic and real estate industry conditions, providing extraordinary service as a listing agent is extremely challenging. This very unique alliance with Westwood will allow you to leverage your time as never before.

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Our company’s roots date back 85 years. After nearly a century of building a solid reputation for our work in all aspects of commercial real estate, Westwood emerged in 2001 as a nationwide leader in the sale of Net Leased Investments of all property types. This has allowed us to achieve success with investors, owners and developers in substantial numbers. Our website, www.westwoodnetlease.com

attracts many of the top nationwide players in commercial real estate on a daily basis.

Our unique database of buyers

We have spent years compiling one of the most comprehensive databases in the United States of both purchasers and sellers. Our database contains 40,000 private affluent investors who buy retail, office, industrial, multi-family, hospitality and land. Unlike the institutional buyer, they tend to pay top dollar due to the fact that they are often in a 1031 trade. Many listings are in fact appropriate for the large institutional buyer. To that end we have a Missing in America movies Civic Duty on dvd complete registry of pension funds, banks, investment management firms, private and public REITs, equity funds, TIC sponsors and insurance companies. An alliance with Westwood is an opportunity to expose your property listings directly to the most appropriate buyers – institutional or private!

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Our database is maintained using CRM Technology, which allows us to manage, expand and categorize our contacts in a way that few other real estate companies in the industry can. Besides years of compiling our database, we have spent nearly $150,000 in order to provide the most powerful web-based, vertical Customer Relationship Management software out in the market, allowing us to uniquely target buyers that are matched for a particular offering.

Working with brokers

We have decided to share our proprietary investor database with the brokerage community in the very unique fashion discussed above. To benefit all parties, our objective is to work efficiently with greater numbers of properties brought to us by brokers like you and expose them to our clients in order to find a real buyer that will close. Your owner will be gratified by your efforts, as you now have a qualified buyer procured in the quickest way possible! For this, you pay a mere 25% referral fee to our company instead of the more traditional 50% co-broker fee. Keep in mind that we are only working with you and for you! We do not need an introduction to your client at any time. Instead, we can remain invisible to your client as you proceed to market the property without us even as we continue trying to find a buyer. Dark Blue on dvd

Looking to the future

We look forward to discussing opportunities to do business together and welcome hearing from you to discuss our program in-depth, answer any questions that you have and to proceed forward in assisting you with your important real estate brokerage assignments.

Contacts:

Jeffrey Gitt Chairman 314-757-1031 jgitt@westwoodnetlease.com

Steve Seligsohn President Clash of the Titans on dvd 314-397-2839 sseligsohn@westwoodnetlease.com

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Westwood Advisors is committed to working with you throughout your investment years. We begin by understanding your investment goals, risk tolerance, income and wealth objectives, and investment timeframe. Our expert advisors will present investment options that meet all your needs, as well as recommend exit strategies and reinvestment opportunities.

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As a Westwood client, you will be among the first to know about new projects from 1,000’s of merchant developers who build for large National chains. Years of relationship building with these developers allows us to provide early stage alerts for individual investment opportunities.

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Westwood’s superiority over most real estate advisors and brokers begins with our years of relationship building with the developers and owners who control over 95% of the Class A and B real estate investment properties. Our research division is in constant contact with these owners to mine off-market opportunities that you won’t find anywhere else, broadening your investment options. We receive dozens of new listings daily from investment brokers across the country and aggregate the most current and existing listings from marketplace portals and regional posts. As a client, you will be alerted immediately of property opportunities that match your investment objectives.

We have spent years compiling one of the most comprehensive databases in the United States of both purchasers and sellers. Our database contains 40,000 private affluent investors who own retail triple net properties, retail, office, industrial, multi-family, hospitality and land. We have a complete registry of pension funds, banks, investment management firms, private and public REITs, equity funds, TIC sponsors and insurance companies. An alliance with Westwood as your buyer’s broker will expose you properties you can’t find anywhere else!

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For the discriminating investor, Westwood’s Elite Investor Services™ provides discreet, complimentary introductions to owners of properties that are not currently offered for sale. Based on your investment objectives, our research specialists will identify the right property in the right location for the right price

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When making an important real estate investment decision you need access to research data and the tools to properly compare your investment alternatives. Our Research specialists will provide you with sales comparables, in-depth financial statements on both public and private companies, and current financing quotes for specific tenants from top lenders.
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You will also have access to Westwood’s simple to use, online analysis templates. These tools enable you to run a myriad of investment scenarios. You can alter any investment component, including cap rate, loan to value, interest rate, and amortization. This is a vital tool in computing Cash on Cash and Internal Rates of Return. If you prefer, Westwood will provide these financial reports to you on a complimentary basis.

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For investors that prefer to shop for a lender, Westwood can make the necessary introductions to lenders that will offer the best rate and terms for your investment.

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For shorter investment timeframes, Westwood has designed a purchase and sale/leaseback program that occurs within months up to a year. Working with nationwide developers of National retailers and retail companies you will have the opportunity to invest in discounted (typically 75 basis points higher than retail) first rate properties with national tenants with long term leases already in effect. Through a leaseback arrangement or fee simple package, the developer will be able to move on to new projects. When the property sells at the retail price, you can realize investment returns of 25% to 50% depending on how quickly we flip the property. To learn more about this exciting and profitable opportunity, click here.