The Shoppes at San Felipe · Buyer-side master diligence workstream · 13 categories
Deal
The Shoppes at San Felipe
Purchase Price
$31,750,000
Property
~4.5427 acres · San Felipe / Voss
Lender
Walker & Dunlop
Buyer Counsel
Saikin Rosenberg
Title
Texan Title
NewQuest data-room delivery 2026-05-11
Received in this batch
Title commitment (Texan Title, TTC2600606)
Existing survey — 2008 ALTA-style, file 356-143L
Rent roll — 04.30.26
19 tenant lease folders (CVS, Wild Fork, Brassica, Amerejuve, Bonck, Alloy, Amazing Lash, Clara Rose, Clean Juice, Distinct Dental, European Wax, Heights Wellness, Isle Pedi, Jersey Mike's, Piola, Salon Lofts, School of Rock, Ozone Bar, UPS) — full amendment / guaranty / commencement chain
Financials — T-12 (12.31.25), YTD (03.31.26), prior year (12.31.24)
Budgets — 2025 + 2026
Property tax invoices — 2024 + 2025
Construction plans — CIVILS / ORIGINALS as-builts + building drawings
Roof warranties
Asbestos-Free letter + Geotech report
Houston Water / Wastewater capacity letters
9 tenant Certificates of Occupancy
Not in this batch — follow-up requested
Phase I ESA — Seller substituted Asbestos letter + Geotech; lender-required Phase I still needed (flagged High)
Existing loan payoff letter — folder labeled "Loan info" only contained the title commitment
Insurance policies / COIs / loss runs — folder 04 was tax-only
CAM reconciliations, AR aging, tenant ledgers
Service-contract list — needed before feasibility-end assume/terminate election
CoOs for legacy tenants (CVS, Amazing Lash, Amerejuve, Clean Juice, Distinct Dental, European Wax, Heights Wellness, Isle Pedi, Piola, UPS)
2023 financial year-end + tax bill — for true 3-year history
Statuses below have been pre-populated from this delivery. Items you have already edited locally are preserved — the seed will not overwrite your changes.
Title Commitment Review — TTC2600606 2026-05-11
Key terms
Title Co: Texan Title / South Land Title (owned by Patrick F. Doyle / Texan Title Holdings)
Legal: Reserve "A", Block 1, SF/VOSS Retail Center (Film 589208)
Title acreage: 4.6207 ac (X277619 2.0730 + Y225275 2.5477)
Loan Policy: Not yet ordered — W&D to add
High-priority findings & actions
CVS Right of First Refusal (Sched B 10(p), Mem 2006024386) — Seller must deliver sale-terms notice to CVS & obtain written waiver / confirm non-exercise (le-16, High)
PCG Exchange ROFR on CVS sub-lease (Sched B 10(q), Mem 20080036143) — confirm PSA treatment
Existing $14.9M lien (Sched C #6) — Vendor's Lien Y225275 + DoT Y225276, originally Southwest Bank of Texas; 5 modifications through 2015. Payoff letter still outstanding (wd-10, Medium)
SF/VOSS, LTD entity docs (Sched C #7) — LP filing, partnership agreement, signer affidavit, SOS good standing within 5 days of close (lg-4)
JAL-JCP SPV — confirm formed; verify "JCP" partner identity; same name in PSA & lender docs (lg-5)
Survey-mapped exceptions — 25' building lines (Voss/San Felipe, Film 703733), 15' drainage easements, 10×20 water meter easements (Z098946, Z098947); requires ALTA update (ts-9, zo-5, zo-6)
Acreage discrepancy — title 4.6207 ac vs OM 4.5427 ac (Δ ~3,397 sf); reconcile via ALTA (ts-12, Low)
Restrictive covenants (Sched B #1) — Film 589208 plat restrictions + CVS Mem of Lease 20060249386; pull both for use-exclusivity review (zo-7)
Buyer lien search (Sched C #14) — JAL-JCP only checked for TWC / Federal Judgment / Bankruptcy / DOJ; request expanded
Area-and-boundary amendment (Sched B #2) — order with ALTA update + survey premium
Findings overlaid on Title & Survey, Loan, Zoning, Legal & Corporate, and Leases items. Three new items added: ts-12 (acreage), le-16 (CVS ROFR), le-17 (legacy memoranda). This banner is informational only — see corresponding tabs for status & tracking.