Overview
Headquartered in Seattle, WA, Amazon.com Inc (NASDAQ: AMZN: the "Company") was founded in 1994 and offers a range of products and services through its websites. The Company operates through three segments; North America, international, and Amazon Web Services (AWS). The Company's products include merchandise and content that it purchases for resale from vendors and those offered by third-party sellers. It also manufactures and sells electronic devices. Amazon.com, through its subsidiary, Whole Foods Market, Inc., offers healthy and organic food and staples across its stores. The Company also offers other services, such as database offerings, fulfillment, publishing, certain digital content subscriptions, advertising, and co-branded credit cards. The Company allows customers to access its websites directly and through its mobile websites and applications. The Company services authors and independent publishers with Kindle Direct Publishing, an online service, and its publishing arm, Amazon Publishing. It also offers programs that allow authors, musicians, filmmakers, application developers, and others to publish and sell content.
Investment Highlights
One of a Kind Tenant
Leased to Amazon.com, Inc., a Fortune #2, S&P AA-rated, publicly traded company (NASDAQ: AMZN) with a $1.8 Trillion market cap. This location serves as their North American Operations Center. Amazon teams working at the Property track packages and make sure each delivery gets from A to Z. It also is home to their seller support team, which works on customer service to get new products online. The building is also home to customer service for online product placement as well as IT operations for its various warehouses.
Below Market Rent
Amazon recently renewed as-is at $26.50 PSF, Modified Gross. The current full-service gross equivalent rent is 17% below recently completed competitive leases in the Tempe, South Tempe, and Chandler submarkets which average $35.65 PSF, FSG.*
*Modified Gross Equivalent assumes $3.00 expense for electric and janitorial.
Durable Income Stream
The 5.2-year firm lease provides investors with a consistent, durable income stream. In their 18-year history in the Metro Phoenix market, Amazon has never vacated a direct leased or owned asset (more than 520,000 SF of office space and in excess of 12 million square feet overall).
Significant Recent Capital Expenditures
There has been in excess of $16M ($130 PSF) spent at the Property in the past 9 years, not including additional significant infrastructure investments made by Amazon.com at the Property.
Long-Term Ground Lease
THe ground lease with ASURP has 77 years remaining, is in lieu of property taxes, and offers expeditious asset depreciation.
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