10844 HESBY STREET, LOS ANGELES CA 91601
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1 PREMARKET OFFERING MEMORANDUM NEW CONSTRUCTION TRIPLEX HESBY STREET, LOS ANGELES CA PRICE $ 1,349,000 1 TURN-KEY NO RENT CONTROL HIGH CASH FLOW 6.1% CAP RATE / GRM SETH HAMILTON SETH@STREETLAMPPROPERTIES.COM BRE# STREETLAMPPROPERTIES.COM ELIZABETH MORAN BRE# ELIZABETH@TWOTOFOUR.COM TWOTOFOUR.COM
2 TABLE OF CONTENTS THE OFFERING 2 DETATCHED BUNGALOW 3 REAR DUPLEX 4 PROPERTY OVERVIEW 5 SITE 6 PLANS PROPERTY DETAILS 10 RENT ROLL/MLS LISTED RENT COMPS 11 MLS LISTED SALE COMPS 12 ATTRACTIONS/SCHOOLS 13 ATTRACTIONS 14 OTHER PROPERTIES 16 CONTACT
3 THE OFFERING WE ARE PROUD TO ANNOUNCE THE PREMARKET OFFERING OF A NEW CONSTRUCTION TRIPLEX. THIS PROPERTY IS IN THE FINAL STAGES OF CONSTRUCTION WITH AN ANTICIPATED COMPLETION IN MAY PROPERTY WILL BE DELIVERED VACANT AND IS NOT SUBJECT TO RENT CONTROL. 1 THIS UNIQUE TRIPLEX INCLUDES A FULLY RENOVATED 3 BEDROOM 2 BATHROOM DETACHED BUNGALOW, AND A NEW CONSTRUCTION REAR DUPLEX. THE DUPLEX UNITS ARE BOTH 3 BED 2 BATH, WITH A GROUND FLOOR PARKING GARAGE COMPLETE WITH STORAGE AND MECHANICAL ROOM. ALL THREE UNITS BOAST STAINLESS STEEL KITCHEN APPLIANCES, PRIVATE LAUNDRY ROOMS, AND SPACIOUS OPEN FLOOR PLANS PROVIDING THE BUYER WITH A TURN-KEY CASH FLOW PROPERTY. THIS PROPERTY IS IDEALLY LOCATED IN NORTH HOLLYWOOD (NOHO), BETWEEN VALLEY VILLAGE AND TOLUCA LAKE HESBY IS JUST MINUTES AWAY FROM WALT DISNEY STUDIOS, UNIVERSAL STUDIOS, GRIFFITH PARK AND THE TRENDY NOHO ARTS DISTRICT. IT IS WALKING DISTANCE TO ALL THAT NOHO HAS TO OFFER INCLUDING CAFES, SHOPS, THEATRE AND ARTS. THIS NEIGHBORHOOD IS SEEING TREMENDOUS APPRECIATION WITH AN INFLUX OF RETAIL DEVELOPMENT AND BUSINESSES MOVING INTO THE AREA SUCH THE $100MM LAUREL PLAZA SHOPPING CENTER. NOHO IS BEING LOOKED AT AS ONE OF THE MOST DESIRABLE PLACES TO INVEST IN LOS ANGELES AS IT PROMISES TO SEE HUGE APPRECIATE AND STRONG RENTS IN THE COMING YEARS. THE PROJECTED INCOME BRINGS A GRM AND A 6.1% CAP RATE TO THIS PROPERTY, OUTPERFORMING THE NORTH HOLLYWOOD MARKET IN WHICH NEW CONSTRUCTION APPRECIATION SALES TRADE AT 4.9% CAP RATES AND GRM. DON T MISS OUT ON THE OPPORTUNITY TO PURCHASE ONE OF THE BEST PERFORMING PROPERTIES IN NOHO.
4 DETATCHED BUNGALOW 2
5 REAR DUPLEX 3 INTERIOR PHOTOS PROVIDED REPRESENT PROJECTED FINISHES
6 PROPERTY OVERVIEW THE PROPERTY APN : # OF UNITS BUILT: 3 YEAR BUILT: 2016 BUILDING SIZE (SF): 3,497 LOT SIZE (SF): 5,400 ZONING: RD THE OFFERING AMENITIES PRICE: $1,349,000 GRM: CAP RATE: 6.1% PRICE PER SF: $386 PRICE PER UNIT: $449,667 COVERED PARKING : 3 UNCOVERED PARKING: 3 LAUNDRY: PRIVATE EACH UNIT FLOORS: 3 STORIES TENANT METERS (water/gas/electric): 3 OWNER/COMMON METERS : 1 (water)
7 SITE 5
8 PLANS 6
9 PLANS 7
10 PLANS 8
11 PROPERTY DETAILS SUMMARIZED PRICING METRICS BUILDING DESCRIPTION PROPOSED FINANCING PRICE: $1,349,000 NO. OF UNITS 3 LOAN AMOUNT $903,830 DOWN (33%): $445,170 YR. BUILT 2016 INTEREST RATE 4.0% PRO FORMA GRM: YR. RENOVATED 2016 MONTHLY PAYMENT $4,315 PRO FORMA CAP RATE: 6.1% ZONING RD1.5-1 LTV 67% $/UNIT: $449,667 LOT SIZE (SQ FT) 5,400 AMORTIZATION (YEARS) 30 $/SF: $386 GROSS SF 3,497 DSCR ANNUALIZED OPERATING DATA PRO FORMA ANNUALIZED EXPENSES PRO FORMA FIXED EXPENSES GROSS POTENTIAL RENTAL INCOME $106,800 REAL ESTATE TAXES 1.19% $16,053 GAIN (LOSS)-TO-LEASE $0 INSURANCE.35/SQ FT $1,224 GROSS SCHEDULED RENTAL INCOME $106,800 UTILITIES $918 LESS: VACANCY 3% -$3,204 EFFECTIVE GROSS INCOME $103,596 CONTROLLABLE EXPENSES LESS: EXPENSES $21,135 CONTRACT SERVICES $180/UNIT $540 MISCELLANEOUS INCOME $0 REPAIRS & MAINTENANCE $400/UNIT $1,200 NET OPERATING INCOME $82,461 UNIT TURNOVER $400/UNIT $1,200 DEBT SERVICE -$51, TOTAL EXPENSES $21,135 PRE-TAX CASH FLOW 6.9% $30, EXPENSES/UNIT $5,284 PRINCIPAL REDUCTION $15, EXPENSES/SQ FT $6.04 TOTAL RETURN 10.40% $46, % OF EGI 20.4%
12 RENT ROLL CURRENT RENT SCHEDULED GROSS INCOME MARKET RENT PER SF MARKET RENT LOSS-TO-LEASE UNIT # STATUS UNIT TYPE UNIT SIZE 1 (DETACHED BUNGALOW) VACANT 3B/2B 1,064 $0 $3,100 $2.91 $3,218 $0 2 VACANT 3B/2B 1,136 $0 $3,000 $2.64 $3,310 $0 3 VACANT 3B/2B 967 $0 $2,800 $2.90 $2,554 $0 COMMON AND STORAGE VACANT 9B/6B 3,497 $0 $8,900 $2.82 $9,081 $0 10 MLS LISTED RENTAL COMPS ADDRESS STATUS UNIT TYPE YR. BUILT UNIT SIZE RENT $/SF LEASE/LIST DATE BLIX ST LEASED 3B/2B ,200 $3,500 $ /5/ CLEON AVE LEASED 3B/3B $2,995 $ /9/ MAGNOLIA LEASED 3B/3B ,234 $2,903 $2.35 1/10/ BLIX ST ACTIVE 3B/2B ,312 $3,595 $2.74 7/20/ LANKERSHIM #407 ACTIVE 2B/2B $2,675 $2.73 1/13/ LANKERSHIM #515 ACTIVE 2B/2B ,105 $3,775 $3.42 1/13/ LANKERSHIM #222 ACTIVE 2B/2B ,107 $3,620 $3.27 1/13/16 COMPARABLE AVERAGE 1,105 $3,295 $3.02 UNIT #1 - DETACHED BUNGALOW VACANT 3B/2B ,064 $3,100 $2.91 UNIT #2 VACANT 3B/2B ,136 $3,000 $2.64 UNIT #3 VACANT 3B/2B $2,800 $2.90 SUBJECT PROPERTY AVERAGE VACANT 3B/2B ,056 $2,967 $2.82
13 MLS LISTED SALE COMPS 11 ADDRESS STATUS UNIT COUNT BED BATH COUNT YR. BUILT SQ FT PRICE GRM $/SF SALE/LIST DATE OTSEGO ST ACTIVE 5 5B/5B ,368 $1,850, $ /26/ VINELAND AVE PENDING 3 10B/7B ,914 $1,410, $ /15/ CLEON AVE SOLD 3 6B/3B ,599 $939, $ /12/ LANDALE ST SOLD ,698 $1,100, $ /11/ CLEON AVE SOLD 3 6B/3B ,982 $1,150, $ /11/ SATSUMA SOLD 4 12B/8B ,200 $1,927, $ /15/ HATTERAS PENDING 2 6B/4B ,650 $955, $ /23/ CAMARILLO ST SOLD 2 4B/3B ,250 $1,010, $ /7/ HORTENSE ST PENDING 2 3B/4B ,989 $1,000, $ COMP AVERAGE: ,958 $1,292, $ SUBJECT PROPERTY: Vacant 4 9B/6B ,497 $1,349, $ COMP $/SQ FT $ SUBJECT SQ FT 3,497 SUGGESTED VALUE $1,639,301 COMP GRM SUBJECT GROSS POTENTIAL RENT $106,800 SUGGESTED VALUE $1,767,205
14 ATTRACTIONS/SCHOOL MAP 12 1 TOLUCA LAKE ELEMENTARY 2 COLFAX CHARTER ELEMENTARY 3 EAST VALLEY SENIOR HIGH SCHOOL 4 WALTER REED MIDDLE SCHOOL 5 THE WESLEY SCHOOL 6 OAKWOOD SECONDARY 7 ST. PAUL S FIRST LUTHERAN SCHOOL 8 THE ART INSTITUTE - HOLLYWOOD
15 ATTRACTIONS 13
16 OTHER PROPERTIES 537 N. SAINT ANDREWS PL, LOS ANGELES COMPLETED PROJECT; $1,799,000 - $1,949,000; 4 UNITS - 11B/9B (3X 3B/2B, 1X 2B/2B); TOTAL SQ FT 4,843, LOT SF 5,118; GROSS RENTS OF $11,800. FANTASTIC LOCATION BORDERING LARCHMONT VILLAGE, KOREATOWN, HOLLYWOOD AND HANCOCK PARK. ACCEPTING BACKUP OFFERS MARIPOSA AVE, LOS ANGELES ROSEWOOD AVE, LOS ANGELES N. RAMPART BLVD, LOS ANGELES MAY 2016; $1,549,000 - $1,699,000; 4 UNITS - 10B/10B (1X 3B/3B, 1X 3B/2.5B, 2X 2B/2B); TOTAL SQ FT 4,219, LOT SF 5,904, GROSS RENTS OF $10,900. CENTRAL KOREATOWN LOCATION, JUST AROUND THE CORNER FROM 1203 S CATALINA ACCEPTING BACKUP OFFERS MAY 2016; $1,799,000 - $1,949,000; 4 UNITS - 12B/8B (1X 4B/2B, 2X 3B/2B, 1X 2B/2B); TOTAL SQ FT 4,794, LOT SF 6,486, GROSS RENTS OF $11,650. PROMINENTLY LOCATED BETWEEN LARCHMONT, WINDSOR SQUARE AND KOREATOWN. BEAUTIFUL CITY LIGHTS VIEW FROM THE TOP UNITS. AVAILABLE SUMMER 2016; PRICE TBD; 3 UNITS - 10B/10B (1X 4B/4B, 2X 3B/3B); TOTAL SQ FT 4,917, LOT SF 7,301; GROSS RENTS TBD. GREAT SETUP OF THREE UNITS IN ECHO PARK WITH DETACHED MAIN HOUSE AND A DETACHED 2,682 SQ FT DUPLEX IN THE REAR OF THE LOT AVAILABLE
17 OTHER PROPERTIES 5526 BARTON AVE, LOS ANGELES LATE JULY 2016; PRICE TBD; 4 UNITS - 14B/8B (2X 4B/2B, 2X 3B/2B); TOTAL SQ FT 5,387, LOT SF 7,075; GROSS RENTS TBD. FOUR EXTRA LARGE SIZED UNITS WITH SPACIOUS OPEN FLOORPLANS. PROPERTY IS CENTRALLY LOCATED BETWEEN HOLLYWOOD AND KOREATOWN AVAILABLE VIRGINIA AVE, LOS ANGELES LATE JULY 2016; PRICE TBD; 4 UNITS - 16B/11B (3X 4B/3B, 1X 4B/2B); TOTAL SQ FT 6,288, LOT SF 8,363; GROSS RENTS TBD. FOUR JUMBO SIZED UNITS BOASTING OVER 6,200 SQUARE FEET OF LIVABLE SPACE AND THREE UNITS WITH 4 BEDROOMS. LARGE UNITS LIKE THESE ARE A RARE FIND. PROPERTY IS LOCATED IN A PRIME HOLLYWOOD NEIGHBORHOOD AVAILABLE
18 CONTACT INFO 16 MARKETED IN PARTNERSHIP BY SETH HAMILTON BRE# STREETLAMPPROPERTIES.COM ELIZABETH MORAN BRE # TWOTOFOUR.COM THE INFORMATION CONTAINED HEREIN IS NOT A SUBSTITUTE FOR A THOROUGH INDEPENDENT DUE DILIGENCE INVESTIGATION. OWNER/DEVELOPER/AGENT ARE NOT QUALIFIED TO DISCUSS OR ADVISE ON LEGAL, ACCOUNTING, OR OTHER MATTERS OUTSIDE OF THOSE PERMITTED BY STATE LAW. OWNER/DEVELOPER/AGENT HAVE NOT MADE ANY INVESTIGATION, AND MAKES NO WARRANTY OR REPRESENTATION, WITH RESPECT TO THE INCOME OR EXPENSES FOR THE SUBJECT PROPERTY, THE FUTURE PROJECTED FINANCIAL PERFORMANCE OF THE PROPERTY.
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