15 Units With Upside In Rent 120 E FAIRMONT AVE., MODESTO, CA PRIVATE CLIENT GROUP PCG COMMERCIAL $1,500, UNITS 6.
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1 PRIVATE CLIENT GROUP 100% LEASED MULTIFAMILY COMPLEX 15 Units With Upside In Rent 120 E FAIRMONT AVE., MODESTO, CA $1,500, UNITS 6.04% CAP
2 CONFIDENTIALITY & DISCLAIMER All materials and information received or derived from PCG Commercial its directors, officers, agents, advisors, affiliates and/or any third party sources are provided without representation or warranty as to completeness, veracity, or accuracy, condition of the property, compliance or lack of compliance with applicable governmental requirements, developability or suitability, financial performance of the property, projected financial performance of the property for any party s intended use or any and all other matters. Neither PCG Commercial its directors, officers, agents, advisors, or affiliates makes any representation or warranty, express or implied, as to accuracy or completeness of the any materials or information provided, derived, or received. Materials and information from any source, whether written or verbal, that may be furnished for review are not a substitute for a party s active conduct of its own due diligence to determine these and other matters of significance to such party. PCG Commercial will not investigate or verify any such matters or conduct due diligence for a party unless otherwise agreed in writing. EACH PARTY SHALL CONDUCT ITS OWN INDEPENDENT INVESTIGATION AND DUE DILIGENCE. Any party contemplating or under contract or in escrow for a transaction is urged to verify all information and to conduct their own inspections and investigations including through appropriate third party independent professionals selected by such party. All financial data should be verified by the party including by obtaining and reading applicable documents and reports and consulting appropriate independent professionals. PCG Commercial makes no warranties and/or representations regarding the veracity, completeness, or relevance of any financial data or assumptions. PCG Commercial does not serve as a financial advisor to any party regarding any proposed transaction. All data and assumptions regarding financial performance, including that used for financial modeling purposes, may differ from actual data or performance. Any estimates of market rents and/or projected rents that may be provided to a party do not necessarily mean that rents can be established at or increased to that level. Parties must evaluate any applicable contractual and governmental limitations as well as market conditions,vacancy factors and other issues in order to determine rents from or for the property. Legal questions should be discussed by the party with an attorney. Tax questions should be discussed by the party with a certified public accountant or tax attorney. Title questions should be discussed by the party with a title officer or attorney. Questions regarding the condition of the property and whether the property complies with applicable governmental requirements should be discussed by the party with appropriate engineers, architects, contractors, other consultants and governmental agencies. All properties and services are marketed by PCG Commercial in compliance with all applicable fair housing and equal opportunity laws. PRESENTED BY: 2
3 EXECUTIVE SUMMARY OFFERING SUMMARY Sale Price: $1,500,000 Number Of Units: 15 Price Per Unit: $100,000 Price / SF: $ Occupancy: 100.0% Pro-Forma Cap Rate: 6.04% PROPERTY HIGHLIGHTS True upside in market rents Low maintenance and expenses Individual water heaters, dishwashers, disposals Central HVAC and Newer Roof (2014) Covered carport parking and storage closets Walking distance to major anchored amenities Pro-Forma GRM: 9.91 Pro-Forma NOI: $90,566 Lot Size: 0.51 Acres DEMOGRAPHICS 1 Mile 3 Miles 5 Miles Year Built: 1968 Total Households: 6,238 48, ,772 Building Size: Zoning: 10,700 SF R4 Total Population: 16, , ,378 Average HH Income: $64,117 $59,287 $63,897 3
4 PROPERTY DESCRIPTION PROPERTY OVERVIEW 120 E Fairmont is a very well maintained, 100% Leased complex, which boasts an excellent unit mix of (7) 1B/1B; (7) 2B/1B; and (1) Single-Family Residence. The Roof was replaced in 2014 plus each unit features individual water heaters, central HVAC, garbage disposals, storage closets, and covered carport parking (20 spaces). 120 E Fairmont is a great investor property because it offers true upside in rents based on a recent rent survey, below market rents, low monthly expenses, minimal maintenance, separately metered electric/gas where tenants pay majority of their expenses, and onsite laundry facility. 120 E Fairmont remains at historically high occupancy minimizing the turnover / maintenance repair costs. The owner maintains low monthly operating expenses because he does any maintenance work needed at the property, leasing, landscaping, and much more. Since the owner does the majority of the work and management he keeps rents below market because he does not want to deal with maintenance / turnover costs as he works full-time in the Bay Area. LOCATION OVERVIEW 120 E Fairmont is ideally located just a few blocks from McHenry Drive which is a major thoroughfare artery through Modesto. Tenants can easily walk or drive to major commercial amenities such as Safeway, Sprouts, CVS, Walgreens, Starbucks, or other neighborhood centers. 120 E Fairmont is surrounded by established residential housing. RENT SURVEY A Rent Survey was included to show that rents are truly below market rents and there is true rent increase potential without having to do extra improvements. 4
5 PROPERTY DETAILS PROPERTY NAME: PROPERTY ADDRESS: 120 E Fairmont Apartments 120 E Fairmont Ave. Modesto, CA APN: NUMBER OF UNITS: 15 LOT SIZE: BUILDING SIZE: 0.51 AC 10,700 SF ACTUAL GROSS INCOME: $125,280 ACTUAL NET OPERATING INCOME: $77,297 ACTUAL GRM: ACTUAL CAP RATE: 5% YEAR BUILT: 1968 NUMBER OF STORIES: 2 FOUNDATION: ROOF: PARKING SPACES: TENANTS PAYS: SELLER PAYS: HVAC & WATER HEATERS: LAUNDRY FACILITY: UNIT FEATURES: Slab Replaced in 2014; Composition Shingle 20 covered carport Electric, Hot Water, HVAC Water, Sewer, Garbage, Common Area, Maintenance/Repairs Individual per unit 3 Washers; 3 Dryers (Coin) Dishwashers and Disposals 5
6 COMPLETE HIGHLIGHTS PROPERTY HIGHLIGHTS True upside in market rents Low maintenance and expenses Tenants pay the majority of their utilities Individual water heaters, dishwashers, disposals Central HVAC and Newer Roof (2014) Covered carport parking and storage closets Walking distance to major anchored amenities High Demand Rental Market Well maintained Surrounded by established residential housing Onsite Laundry Facility 6
7 UNIT MIX SUMMARY UNIT TYPE COUNT % TOTAL SIZE (SF) RENT RENT/SF MIN RENT MAX RENT MARKET RENT MARKET RENT/SF DEPOSIT 1 x $642 $1.03 $ $ $750 $1.20 $757 2 x $713 $0.98 $ $ $850 $1.17 $874 3 x ,200 $800 $0.67 $1,250 $1.04 $800 Totals / Averages % 10,650 $10,285 $0.97 $9, $10, $12,450 $1.17 $12,217 7
8 RENT ROLL UNIT NUMBER UNIT BED UNIT BATH UNIT SIZE (SF) LEASE START CURRENT RENT CURRENT RENT (PER SF) MARKET RENT MARKET RENT/SF SECURITY DEPOSIT /01/2017 $655 $1.05 $750 $1.20 $ /01/2018 $650 $1.04 $750 $1.20 $ /26/2013 $665 $1.06 $750 $1.20 $ /1/2016 $665 $1.06 $750 $1.20 $ /26/2013 $675 $1.08 $750 $1.20 $ /16/2018 $675 $1.08 $750 $1.20 $ /01/2017 $650 $1.04 $750 $1.20 $ /1/2016 $725 $1.00 $850 $1.17 $1, /1/2009 $700 $0.97 $850 $1.17 $ /13/2015 $725 $1.00 $850 $1.17 $ /28/2014 $700 $0.97 $850 $1.17 $ /01/2017 $750 $1.03 $850 $1.17 $1, /02/2016 $775 $1.07 $850 $1.17 $1, /31/2012 $735 $1.01 $850 $1.17 $ House 3 1 1,250 01/30/2014 $800 $0.64 $1,250 $1.00 $800 Totals/Averages 10,700 $10,545 $0.99 $12,450 $1.17 $12,217 8
9 INCOME & EXPENSES INCOME SUMMARY PER UNIT 1B/B Market Rent at $750 $63,000 $4,200 2B/1B Market Rent at $850 $71,400 $4,760 3B/1B Market Rent at $1,250 $15,000 $1,000 Laundry Income $1,920 $128 Vacancy Factor (-4%) -$6,053 -$403 GROSS INCOME $145,267 $9,684 EXPENSE SUMMARY PER UNIT Property Purchase Price (-11%) $16,500 $1,100 Insurance (-3.5%) $5,085 $339 Water, Sewer (-5%) $6,960 $464 Garbage (-1%) $1,896 $126 Pest Control (-1%) $1,200 $80 Landscaping (-1%) $1,200 $80 Maintenance and Repairs (-14%) $19,964 $1,330 Electricity (-1%) $1,896 $126 GROSS EXPENSES $54,701 $3,646 NET OPERATING INCOME $90,566 $6,037 9
10 REGIONAL MAP 120 E Fairmont Ave. 10
11 RENT COMPS SUBJECT PROPERTY 120 E Fairmont Ave. Modesto, CA FAIRMONT GARDENS 1223 E Fairmont Ave. 1 Year Built: 1968 Lot Size: 0.51 AC No. Units: 15 Avg. Rent/SF: $0.97 Avg. Rent: $685 Avg. Size: 710 SF UNIT TYPE # UNITS % OF SIZE SF RENT RENT/SF 1 x $642 $ x $713 $ x ,200 $800 $0.67 Year Built: 1985 Bldg Size: Lot Size: 1.36 AC No. Units: 15 Avg. Rent/SF: $0.86 Avg. Rent: $862 Avg. Size: 15,000 SF 1,000 SF UNIT TYPE # UNITS % OF SIZE SF RENT RENT/SF 2 x ,000 $862 $0.86 TOTAL/AVG % 1,000 $862 $0.86 TOTAL/AVG % 710 $685 $0.97 Single-Story Garden Style units. Spacious 2 x 1 units. 11
12 RENT COMPS 2 LAS CASITAS E GRANGER 1228 E Fairmont Ave. 168 E Granger Ave. 2 3 Year Built: 1981 Bldg Size: Lot Size: 0.75 AC No. Units: 11 11,449 SF Occupancy: 100% Avg. Rent/SF: $0.89 Avg. Size: 1,236 SF Avg. Rent: $1,105 UNIT TYPE # UNITS % OF SIZE SF RENT RENT/SF 2 x ,100 $1,031 $ x ,400 $1,194 $0.85 TOTAL/AVG % 1,236 $1,105 $0.89 Welcome to Las Casitas an 11 unit Town House style Condominium located in Central Modesto. Investors don't let this one pass you by! There are (6) 1100 sq. ft 2 bed 1 bath units w/ single car garages and (5) 1400 sq. ft. 3bed 2bath units w/ single car garages. Units have a Fireplace, Full Kitchen, Washer & Dryer Hookups and Private Yards. Property & Units have been well maintained and are FULLY OCCUPIED. Year Built: 1964 Bldg Size: Lot Size: 0.46 AC No. Units: 12 Avg. Rent/SF: $1.18 Avg. Rent: $828 Avg. Size: 8,400 SF 700 SF UNIT TYPE # UNITS % OF SIZE SF RENT RENT/SF 2 x $828 $1.18 TOTAL/AVG % 700 $828 $1.18 Similar to subject property. Two - Story Garden Style. Air Conditioning, and Balconies 12
13 RENT COMPS 4 GRANGER VILLA 5 ARBOR VILLAS APARTMENTS 216 E Granger Ave. 224 E Granger Ave. 4 5 Year Built: 1966 Bldg Size: Lot Size: 0.9 AC No. Units: 24 Avg. Rent/SF: $0.97 Avg. Rent: $736 Avg. Size: 18,556 SF 762 SF UNIT TYPE # UNITS % OF SIZE SF RENT RENT/SF 1 x $661 $ x $811 $0.90 Year Built: 1964 Bldg Size: Lot Size: 0.52 AC No. Units: 16 Avg. Rent/SF: $1.15 Avg. Rent: $833 Avg. Size: 11,640 SF 727 SF UNIT TYPE # UNITS % OF SIZE SF RENT RENT/SF 1 x $830 $ x $835 $1.11 TOTAL/AVG % 762 $736 $0.97 TOTAL/AVG % 727 $833 $
14 RENT COMPS 6 VILLAGE APARTMENTS 7 MORRIS MANOR 300 E Granger Ave. 132 E Morris Ave. Modesto, CA Year Built: 1963 Bldg Size: Lot Size: 1.36 AC No. Units: 44 Avg. Rent/SF: $1.32 Avg. Rent: $1,011 Avg. Size: 48,590 SF 766 SF UNIT TYPE # UNITS % OF SIZE SF RENT RENT/SF 1 x $966 $ x $1,077 $1.20 Year Built: 1968 Bldg Size: Lot Size: 0.45 AC No. Units: 12 Avg. Rent/SF: $0.85 Avg. Rent: $916 Avg. Size: 12,984 SF 1,082 SF UNIT TYPE # UNITS % OF SIZE SF RENT RENT/SF 2 x ,082 $884 $ x ,082 $919 $0.85 TOTAL/AVG % 766 $1,011 $1.32 TOTAL/AVG % 1,082 $916 $
15 RENT COMPS 8 THE SURF 9 SPARTAN MANOR 140 E Orangeburg Ave. 312 E Orangeburge Ave. 8 9 Year Built: 1965 Bldg Size: Lot Size: 0.64 AC No. Units: 24 Avg. Rent/SF: $1.12 Avg. Rent: $668 Avg. Size: 18,254 SF 598 SF UNIT TYPE # UNITS % OF SIZE SF RENT RENT/SF 1 x $639 $ x $991 $1.37 TOTAL/AVG % 598 $668 $1.12 Year Built: 1987 Bldg Size: Lot Size: 1.95 AC No. Units: 60 Avg. Rent/SF: $1.55 Avg. Rent: $895 Avg. Size: 34,880 SF 576 SF UNIT TYPE # UNITS % OF SIZE SF RENT RENT/SF 1 x $895 $1.55 TOTAL/AVG % 576 $895 $
16 RENT COMPS SUMMARY SUBJECT PROPERTY RENT/SF AVAILABLE SF BLDG SF # OF UNITS OCCUPANCY % 120 E Fairmont Apartments 120 E Fairmont Ave. Modesto, CA $ SF 10,700 SF % RENT COMPS RENT/SF AVAILABLE SF BLDG SF # OF UNITS OCCUPANCY % Fairmont Gardens 1223 E Fairmont Ave. Las Casitas 1228 E Fairmont Ave. 168 E Granger 168 E Granger Ave. Granger Villa 216 E Granger Ave. Arbor Villas Apartments 224 E Granger Ave. Village Apartments 300 E Granger Ave. Morris Manor 132 E Morris Ave. Modesto, CA The Surf 140 E Orangeburg Ave. Spartan Manor 312 E Orangeburge Ave. $ ,000 SF 15,000 SF 15 - $ ,600 SF 11,449 SF % $1.18 8,400 SF 8,400 SF 12 - $ ,300 SF 18,556 SF 24 - $ ,640 SF 11,640 SF 16 - $ ,704 SF 48,590 SF 44 - $ ,984 SF 12,984 SF 12 - $ ,364 SF 18,254 SF 24 - $ ,560 SF 34,880 SF 60 - RENT/SF AVAILABLE SF BLDG SF # OF UNITS OCCUPANCY % TOTALS/AVERAGES $ ,061 SF 19,973 SF % 16
17 RENT COMPS MAP SUBJECT PROPERTY 120 E Fairmont Ave. Modesto, CA FAIRMONT GARDENS 1223 E Fairmont Ave. 2 LAS CASITAS 1228 E Fairmont Ave E GRANGER 168 E Granger Ave. 4 GRANGER VILLA 216 E Granger Ave. 5 ARBOR VILLAS APARTMENTS 224 E Granger Ave. 6 VILLAGE APARTMENTS 300 E Granger Ave. 7 MORRIS MANOR 132 E Morris Ave. 8 THE SURF 140 E Orangeburg Ave. 9 SPARTAN MANOR 312 E Orangeburge Ave. Modesto, CA
18 LOCATION MAPS 18
19 *UPSIDE RENT POTENTIAL* 120 E FAIRMONT AVE., MODESTO, CA AERIAL MAP 19 Direct:
20 RETAILER MAP 20
21 *UPSIDE RENT POTENTIAL* 120 E FAIRMONT AVE., MODESTO, CA AERIAL OUTLINE 21 Direct:
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