Greystone Arms San Juan Road, San Diego, CA Brendan Erickson, BTE. Vice President
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- Caitlin Day
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1 , Upgraded Units with Large Square Footage & Contemporary Finishes Throughout Coveted Mission Hills Heritage Park Location Near Recreation, Restaurants, and Shopping New Appliances and Hardwood Floors Attract Affluent Rental Class Low-Maintenance Building Offers Minimal Expenses and Premium Rents for Higher NOI Charming Street in a Safe Affluent Neighborhood with Historic Homes & Mansions Vice President berickson@reiwise.com CA: Von Karman Avenue, Suite Irvine, CA Lic. # (p) (f)
2 Table of Contents SECTION 1 - DETAILS SECTION 2 - SALES COMPS SECTION 3 - INVESTMENT OUTLOOK SECTION 4 - INVESTMENT DETAILS SECTION 5 - INVESTMENT RETURNS SECTION 6 - CHARTS AND GRAPHS
3 Details
4 Property Description Greystone Arms - 20 Renovated Apt Units Excellent Location in Upscale Historical Neighborhood The Greystone Arms Apartments offer an exceptional opportunity to own a fully-renovated building less than one block from Mission Hills Heritage Park. The building is truly in turn-key condition following a complete renovation of the property over the past year. The renovation has dramatically improved rents and occupancy, and has reduced operational and maintenance costs. Following renovation, the property has consistently earned premium rents, with units renting above $1.75 per square foot. Residents are drawn to the quality fixtures and features of the apartments. The property provides the look and feel of newly-constructed properties, at a fraction of the monthly rents charged in the surrounding area. Due to the gap in pricing, rents can be raised at Greystone Arms as the rental market strengthens. The renovation of the property included installation of hardwood floors, counters and sinks, premium lighting and upgraded kitchen appliances. The common areas were improved with tasteful landscaping, a wireless Internet system, and security gates with an electronic entry system. Highefficiency laundry machines were installed in 2010 and the property retains 100% of the laundry income. Surrounded by historic homes and mansions, the property is set on one of the most handsome blocks in the Mission Hills Town Park neighborhood. The neighborhood is popular with active and affluent renters because of its proximity to downtown and the Roosevelt shopping district, its collection of local taverns and restaurants, and the 52 acres of open space in Mission Hills Heritage Park. This is a solid investment for an investor seeking a true turn-key opportunity. The property is offered with a higher than average CAP Rate based on current performance and also offers substantial upside. The strength of the property s location, excellent condition and financial stability make this page 4 of 33
5 Property Photos Subject Photos & Site Plan Exterior From West Interior Living Room Floor Plan #1 Floor Plan #2 Floor Plan #3 page 5 of 33
6 Maps and Aerials Street Map page 6 of 33
7 Maps and Aerials Aerial Map page 7 of 33
8 Sales Comps
9 Sales Comparables 8% Cap Rate 16.0 Gross Rent Multiplier 7% 6% Avg % 4% Avg % 6.0 2% 4.0 1% 2.0 Subject Subject $136,000 Price per Unit $176 Price per Sq. Ft. $119,000 $154 $102,000 $85,000 Avg. $90,841 $132 $110 Avg. $ $68,000 $88 $51,000 $66 $34,000 $44 $17,000 $22 Subject Subject page 9 of 33
10 Sales Comparables S Greystone Arms Sale Price $3,739,036 Units 30 Price/Unit $124,635 Price/SqFt $ Cap Rate 7.04% Year Built 1992 GRM # Units Unit Type 12 1 Bed, 1 Bath 12 2 Bed, 2 Bath 6 Studio, 1 Bath 1 On Market 1200 Bennet Avenue Long Beach, CA Sale Price $2,000,000 Units 16 Price/Unit $125,000 Price/SqFt $ Cap Rate 7.0% Year Built 1992 GRM 10.0 # Units Unit Type 10 One Bedroom One Bath 10 Two Bedroom Two Bath 2 Sale Date 1/1/ Virginia Court Long Beach, CA Sale Price $1,875,000 Units 24 Price/Unit $78,125 Price/SqFt $ Cap Rate 6.25% Year Built 1910 GRM 8.8 # Units Unit Type 16 Studio/Efficiency 8 One Bedroom One Bath page 10 of 33
11 Sales Comparables 3 On Market 830 Chestnut Avenue Long Beach, CA Sale Price $1,650,000 Units 20 Price/Unit $82,500 Price/SqFt $ Cap Rate 7.14% Year Built 1943 GRM 8.4 # Units Unit Type 20 One Bedroom One Bath 4 In Escrow 1490 Chestnut Avenue Long Beach, CA Sale Price $1,165,000 Units 16 Price/Unit $72,813 Price/SqFt $ Cap Rate 7.6% Year Built 1923 GRM 7.9 # Units Unit Type 8 One Bedroom One Bath 8 Studio/Efficiency 5 Sale Date 10/1/ th Street Long Beach, CA Sale Price $1,102,000 Units 16 Price/Unit $68,875 Price/SqFt $ Cap Rate 7.2% Year Built 1957 GRM 9.1 # Units Unit Type 10 Studio/Efficiency 4 One Bedroom One Bath 2 Two Bedroom One Bath page 11 of 33
12 Sales Comparables 6 Sale Date 11/15/ th Street Long Beach, CA Sale Price $1,100,000 Units 14 Price/Unit $78,571 Price/SqFt $ Cap Rate 6.7% Year Built 1943 GRM 8.11 # Units Unit Type 7 Studio/Efficiency 7 One Bedroom One Bath 7 Cherry Avenue Apartments 1640 Cherry Avenue Long Beach, CA On Market Sale Price $3,120,000 Units 24 Price/Unit $130,000 Price/SqFt $ Cap Rate 5.14% Year Built 1986 GRM 10.7 NOTES With Brendan Underwriting at 7% Vacancy and 40% expenses. This property values at $2.672M at a 6% CAP Rate # Units Unit Type 8 One Bedroom One Bath 16 Two Bedroom Two Bath page 12 of 33
13 Sales Comparables S, ($3,739,036) Bennet Avenue, Long Beach, CA ($2,000,000) Virginia Court, Long Beach, CA ($1,875,000) Chestnut Avenue, Long Beach, CA ($1,650,000) Chestnut Avenue, Long Beach, CA ($1,165,000) th Street, Long Beach, CA ($1,102,000) th Street, Long Beach, CA ($1,100,000) Cherry Avenue, Long Beach, CA ($3,120,000) page 13 of 33
14 Investment Outlook
15 Executive Summary ACQUISITION COSTS Purchase Price, Points and Closing Costs $3,775,116 Investment - Cash $1,167,138 First Loan $2,607,978 INVESTMENT INFORMATION Purchase Price $3,739,036 Price per Unit $124,635 Price per Sq. Ft. $ Income per Unit $11,408 Expenses per Unit ($2,079) INCOME, EXPENSES & CASH FLOW Gross Scheduled Income $342,239 Total Vacancy and Credits ($16,632) Operating Expenses ($62,366) Net Operating Income $263,241 Debt Service ($187,634) Cash Flow Before Taxes $75,607 Total Interest (Debt Service) ($155,607) Depreciation and Amortization ($119,958) Taxable Income (Loss) ($12,324) Tax Savings (Costs) $4,067 Cash Flow After Taxes $79,674 FINANCIAL INDICATORS Cash on Cash Return Before Taxes 6.48% Optimal Internal Rate of Return (yr 5) 18.52% Debt Coverage Ratio 1.40 Capitalization Rate 7.04% Gross Rent Multiplier Gross Income / Square Feet $14.08 Gross Expenses / Square Feet ($2.57) Operating Expense Ratio 19.15% page 15 of 33
16 Pro Forma Summary INCOME Actual Per Unit Market Per Unit Gross Potential Rent $332,639 $11,088 $349,200 $11,640 Less: Vacancy ($16,632) ($554) ($17,460) ($582) Misc. Income $9,600 $320 $12,000 $400 Effective Gross Income $325,607 $10,854 $343,740 $11,458 OPERATING EXPENSES Actual Per Unit Market Per Unit Property Management Fee $20,534 $684 $20,952 $698 Replacement Reserves $6,000 $200 $6,000 $200 Administration $4,455 $149 $4,455 $149 Property Insurance $3,795 $127 $3,795 $127 Repairs & Maintenance $8,000 $267 $8,000 $267 Taxes - Real Estate $5,747 $192 $5,747 $192 Trash Removal $2,192 $73 $2,192 $73 Utilities - General $6,375 $213 $6,375 $213 Unit Turnover Cost $2,822 $94 $2,822 $94 Utility - Water & Sewer $2,446 $82 $2,446 $82 Total Expenses ($62,366) ($2,079) ($62,784) ($2,093) Net Operating Income $263,241 $8,775 $280,956 $9,365 page 16 of 33
17 Pro Forma Summary UNIT MIX & ANNUAL SCHEDULED INCOME Type Units Actual Total Market Total 1 Bed, 1 Bath 12 $10,120 $121,440 $10,500 $126,000 2 Bed, 2 Bath 12 $13,650 $163,800 $14,400 $172,800 Studio, 1 Bath 6 $7,900 $47,400 $8,400 $50,400 TOTALS 30 $332,639 $349,200 INVESTMENT SUMMARY Price: $3,739,036 Year Built: 1992 Units: 30 Price/Unit: $124,635 RSF: 24,300 Price/RSF: $ Floors: 2 ANNUALIZED INCOME Actual Market Gross Potential Rent $332,639 $349,200 Less: Vacancy ($16,632) ($17,460) Misc. Income $9,600 $12,000 Effective Gross Income $325,607 $343,740 Less: Expenses ($62,366) ($62,784) Net Operating Income $263,241 $280,956 Debt Service ($187,634) ($187,634) Net Cash Flow after Debt Service $75,607 $93,322 Principal Reduction $32,026 $32,026 Total Return $107,633 $125,349 APN: Cap Rate: 7.04% Market Cap Rate: 7.51% GRM: 10.9 Market GRM: 10.4 FINANCING SUMMARY Loan Amount: $2,607,978 Down Payment: $1,131,058 Loan Type: Fixed Interest Rate: 6% Term: 30 years Monthly Payment: $15,636 DCR: 1.4 ANNUALIZED EXPENSES Actual Market Property Management Fee $20,534 $20,952 Replacement Reserves $6,000 $6,000 Administration $4,455 $4,455 Property Insurance $3,795 $3,795 Repairs & Maintenance $8,000 $8,000 Taxes - Real Estate $5,747 $5,747 Trash Removal $2,192 $2,192 Utilities - General $6,375 $6,375 Unit Turnover Cost $2,822 $2,822 Utility - Water & Sewer $2,446 $2,446 Total Expenses $62,366 $62,784 Expenses Per RSF $2.57 $2.58 Expenses Per Unit $2,079 $2,093 page 17 of 33
18 Rent Comparables Charts Occupancy 100% Avg % 80% 70% 60% 50% 40% 30% 20% 10% Subject $1,300 $1,170 $1,040 Average Rent per Unit Type $1,096 $1,298 $910 $780 $650 $740 $775 $520 $390 $260 $130 One Bedroom One Bath Two Bedroom Two Bath Three Bedroom Two Bath Two Bedroom One Bath page 18 of 33
19 Rent Comparables S Greystone Arms Avg Rent/rsf $13.69 RSF 24,300 Occupancy 100% Units 30 Year Built 1992 # Units Unit Type Rent 12 1 Bed, 1 Bath $ Bed, 2 Bath $1,138 6 Studio, 1 Bath $658 1 NOTES Current Rent of $1250 for 2Bed, 2Bath Unit 4211 Jackdaw Street Avg Rent/rsf $14.65 RSF 13,550 Occupancy 97% Units 17 Year Built 1978 # Units Unit Type Rent 6 One Bedroom One Bath $ Two Bedroom Two Bath $1,150 1 Three Bedroom Two Bath $1, Ibis Street Avg Rent/rsf $15.92 RSF 10,568 Occupancy 97% Units 13 Year Built 1982 # Units Unit Type Rent 6 Two Bedroom One Bath $775 6 Two Bedroom Two Bath $1,025 1 Three Bedroom Two Bath $1,265 page 19 of 33
20 Rent Comparables Teralta Place Avg Rent/rsf $16.21 RSF 12,587 Occupancy 97% Units 16 Year Built 1985 # Units Unit Type Rent 14 One Bedroom One Bath $735 2 Two Bedroom Two Bath $1, Three Bedroom Two Bath $1,300 page 20 of 33
21 Rent Comparables S Jackdaw Street Ibis Street Teralta Place page 21 of 33
22 Unit Mix Report UNIT MIXES Units Type Approx. SqFt Avg. Rents Monthly Mkt Rents Monthly 12 1 Bed, 1 Bath 700 $843 $10,120 $875 $10, Bed, 2 Bath 1100 $1,138 $13,650 $1,200 $14,400 6 Studio, 1 Bath 450 $658 $3,950 $700 $4, ,300 $27,720 $29,100 UNIT MIX UNIT MIX SQUARE FEET 1 Bed, 1 Bath 2 Bed, 2 Bath Studio, 1 Bath 1 Bed, 1 Bath 2 Bed, 2 Bath Studio, 1 Bath UNIT MIX INCOME UNIT MIX MARKET INCOME 1 Bed, 1 Bath 2 Bed, 2 Bath Studio, 1 Bath 1 Bed, 1 Bath 2 Bed, 2 Bath Studio, 1 Bath page 22 of 33
23 Investment Details
24 Unit Rent Roll Unit Description Approx. Sq. Ft. Current Rent Pro Forma Rent Comments 1 1 Bed, $850 $ Bed, $825 $ Bed, $875 $ Bed, $800 $875 Manager 5 1 Bed, $850 $ Bed, $825 $875 Vacant 7 1 Bed, $875 $ Bed, $875 $ Bed, $850 $875 Upgraded 1/ Bed, $845 $ Bed, $800 $ Bed, $850 $875 Vacant / 2 Applications 13 Studio, $675 $ Studio, $675 $ Studio, $700 $ Studio, $625 $700 Upgraded 1/ Studio, $625 $ Studio, $650 $ Bed, 2 1,100 $1,125 $1, Bed, 2 1,100 $1,150 $1, Bed, 2 1,100 $1,125 $1,200 Upgraded 1/ Bed, 2 1,100 $1,100 $1, Bed, 2 1,100 $1,100 $1, Bed, 2 1,100 $1,150 $1, Bed, 2 1,100 $1,100 $1, Bed, 2 1,100 $1,125 $1,200 Upgraded 1/ Bed, 2 1,100 $1,200 $1, Bed, 2 1,100 $1,150 $1, Bed, 2 1,100 $1,175 $1,200 Upgraded 1/ Bed, 2 1,100 $1,150 $1,200 page 24 of 33
25 Cash Flow Analysis Description Year 1 Year 2 Year 3 Year 4 Year 5 GROSS SCHEDULED INCOME $342,239 $352,410 $362,885 $373,672 $384,780 Turnover Vacancy ($16,632) ($17,131) ($17,645) ($18,174) ($18,719) Total Operating Expenses ($62,366) ($63,550) ($64,763) ($66,007) ($67,281) NET OPERATING INCOME $263,241 $271,729 $280,477 $289,491 $298,780 Loan Payment ($187,634) ($187,634) ($187,634) ($187,634) ($187,634) Capital Expenses $0 $0 ($15,000) $0 $0 Reserves Expended $0 $0 $15,000 $0 $0 NET CASH FLOW (b/t) $75,607 $84,096 $92,843 $101,857 $111,146 Cash On Cash Return b/t 6.48% 7.21% 7.95% 8.73% 9.52% NET OPERATING INCOME $263,241 $271,729 $280,477 $289,491 $298,780 Depreciation ($119,088) ($124,284) ($124,830) ($124,830) ($119,648) Amortization ($869) ($869) ($869) ($869) ($869) Loan Interest ($155,607) ($153,632) ($151,535) ($149,309) ($146,945) TAXABLE INCOME (LOSS) ($12,324) ($7,056) $3,243 $14,483 $31,318 Income Taxes $4,067 $2,329 ($1,070) ($4,780) ($10,335) CASH FLOW (a/t) $79,674 $86,424 $91,773 $97,078 $100,811 Cash On Cash Return a/t 6.83% 7.40% 7.86% 8.32% 8.64% Footnotes: b/t = before taxes;a/t = after taxes page 25 of 33
26 Investment Returns
27 Financial Indicators Description Year 1 Year 2 Year 3 Year 4 Year 5 Gross Rent Multiplier Capitalization Rate 7.04% 7.27% 7.50% 7.74% 7.99% Cash On Cash Return b/t 6.48% 7.21% 7.95% 8.73% 9.52% Cash On Cash Return a/t 6.83% 7.40% 7.86% 8.32% 8.64% Debt Coverage Ratio Gross Income per Sq. Ft. $14.08 $14.50 $14.93 $15.38 $15.83 Expenses per Sq. Ft. ($2.57) ($2.62) ($2.67) ($2.72) ($2.77) Net Income Multiplier Operating Expense Ratio 19.15% 18.95% 18.76% 18.57% 18.38% Loan To Value Ratio 64.39% 59.38% 54.71% 50.35% 46.28% Footnotes: b/t = before taxes; a/t = after taxes page 27 of 33
28 Cumulative Analysis Description Year 1 Year 2 Year 3 Year 4 Year 5 Equity (appreciation) $261,733 $541,786 $841,444 $1,162,077 $1,505,155 Equity (loan reduction) $32,026 $66,028 $102,127 $140,452 $181,141 CASH FLOW (a/t) $79,674 $166,098 $257,871 $354,949 $455,760 Totals - To Date $373,433 $773,913 $1,201,442 $1,657,478 $2,142,056 Invested Capital ($1,167,138) ($1,167,138) ($1,167,138) ($1,167,138) ($1,167,138) ROIC - To Date 32.00% 66.31% % % % Footnotes: a/t = after taxes; ROIC = Return On Invested Capital page 28 of 33
29 Charts And Graphs
30 Equity vs. Debt $2,900,000 $2,610,000 $2,320,000 $2,030,000 $1,740,000 $1,450,000 $1,160,000 $870,000 $580,000 $290,000 Year Legend Equity Loan Principal Balance page 30 of 33
31 Operating Income Analysis $370,000 $333,000 $296,000 $259,000 $222,000 $185,000 $148,000 $111,000 $74,000 $37,000 Year Legend GROSS OPERATING INCOME NET OPERATING INCOME NET CASH FLOW (b/t) page 31 of 33
32 Gross Income Vs. Operating Expenses $390,000 $351,000 $312,000 $273,000 $234,000 $195,000 $156,000 $117,000 $78,000 $39,000 Year Legend GROSS SCHEDULED INCOME Total Operating Expenses page 32 of 33
33 Cumulative Wealth Analysis $2,200,000 $1,980,000 $1,760,000 $1,540,000 $1,320,000 $1,100,000 $880,000 $660,000 $440,000 $220,000 Year Legend Equity (loan reduction) Equity (appreciation) CASH FLOW (a/t) page 33 of 33
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