Industrial B1 · Unit #08-85

An asset bought at $600K below market value.

Below all average transactions · 38% PSF below the latest same-floor transaction · 19 June 2026

A cash-flowing 3,767 sq ft industrial opportunity with a substantial valuation buffer and a defined three-year exit horizon.

Review the opportunity Confidential · For discussion only

Exterior view of Northstar industrial building

01 / NORTHSTAR

Bank valuation · $2.31MSecured at $1.71M$600K below valuation

Unit number#08-85

Unit size3,767 sq ft

Property useIndustrial B1

Lease remaining41 years

01 · Acquisition

A disciplined entry — $600K BMVand 38% PSF below the latest same-floor transaction

A deeply discounted entry supported by bank valuation, recent PSF comparisons, recurring rental income, and flexible internal space.

Entry caseSix reasons

Purchase priceBought at $1.71M

Valuation advantage$600K below bank valuation

Low entry priceSecured at $454 psf · Average transacted: $675 psf · Latest same-floor transaction: $729 psf

Flexible configurationFive existing rooms, with flexibility to create additional rooms

Income profilePositive monthly cash flow

Rental performance6% rental yield

02 · Key highlights

Key
highlights.

Bought $600K below valuation

HIGH capital appreciation potential

Secured at $454 psf · Average transacted: $675 psf · Latest same-floor transaction: $729 psf

Five rooms in total

Positive monthly cash flow

6% rental yield

Long lease remaining · 41 years

Dedicated external balcony for MEP72 monthly gatherings

Project is in Treasure Map

03 · Three-year horizon

A conservative path to exit.

The target price sits only $40K above the current bank valuation, preserving a measured exit assumption rather than relying on an aggressive market forecast.

Entry$1.71MPurchase price

Hold3 yearsIncome-producing period

Target exit$2.35MBank valuation + $40K appreciation · Conservative estimate

Exit waterfall

Target selling price$2,350,000

Outstanding loan− $1,263,231

Net sale proceeds before fee$1,086,769

Agent fee · 2%− $47,000

Final net sales proceeds$1,039,769

04 · Investor economics

Capital in. Returns out.

An eight-partner illustration where refundable GST reduces each cash investor's effective capital from $70,538 to $51,300.

Cash investors42%

Deal maker28%

Loan bearer30%

Per cash partner · 8 pax illustration

Initial cash$70,538

GST refunded− $19,238

Actual invested capital$51,300

Cash-on-cash return58%

$29,772 cash returned from a $51,300 investment

Illustrative yearly ROI19.3%

05 · Squarefoot Research

Recently transacted PSF.

The supplied transaction record identifies the latest same-floor sale at $729 psf for unit #08-46 on 19 June 2026.

Recent Northstar historical transactions showing transacted prices per square foot — Supplied historical transaction record · displayed contracts through 19 June 2026

06 · Property

Space that is already working.

3,767 sq ft

07 · Listing history

Property was listed for $2.1M and $2.2M.

Earlier marketing evidence positioned the same 3,767 sq ft unit above the $1.71M acquisition price, reinforcing the negotiated entry discount.

Redacted property listing evidence at $2.2M — Advertised asking price$2.2M
3 November 2025 · Personal details redacted

Redacted property listing evidence at $2.1M — Advertised asking price$2.1M
9 February · Personal details redacted

The opportunity

BMV entry.
6% rental yield.
High lease remaining.
Clarity on Entry and Exit.

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