4193 Illinois Street, San Diego, CA 92104
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- James Small
- 5 years ago
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1 1, Prime North Park location Each unit is 1,000+ SF with private patio Renovated Turn Key Property Low Maintenance Offers off-street parking and storage rooms Camino Del Rio S #155, San Diego, CA # President/Principal Scott Edelstein - # Investment Associate
2 2 Property Breakdown
3 3 Property Overview Property Address Assessor Parcel No Lot Size Building Size 5,002 SF/0.12 acres *Estimated - Buyer to verify 4,196 SF *Estimated - Buyer to verify Unit No. 4 Year Built 1964; Renovated 2015/2016 Unit Mix (3) 2 Bed/1.5 Townhome; 1,025 SF (1) 3 Bed/1.5 Bath Townhome; 1,125 SF Highlights Spacious units, approximately 1,000 sqft each; 4 on-site parking spaces.
4 4 Property Breakdown Just a 12 minute drive to Downtown San Diego or 30 minute commute via public transportation. Located close by to varies restaurants and shopping stores that make running errands a breeze. Recent Improvements Popcorn ceiling removed Refurbished kitchens New kitchen cabinets & stainless steel appliances Quartz counter tops w/ subway tile back splash. Vinyl wood plank flooring Stainless steal double sinks GFCIs in kitchen and baths New Vanity in downstairs half bath Designer mirrors (Downstairs bath) New toilets (new everything; Downstairs bath) Stairs are carpeted 3 bedroom unit has custom iron railing Carpet upstairs New vanities in 3 of the bathrooms New lighting; new fans New Electrical Grounded and new Breaker boxes, new GFCIs Plumbing is copper; was replumbed by previous owner New windows Building was painted Newly landscaped New fencing New pavers; new concrete for portion of parking and sidewalk Laundry is leased - Month to Month agreement
5 5 Property Breakdown Be ahead of the game! Don t miss out on this investment opportunity right around the corner from a variety of multi-family unit developments! Where would you rather buy investment property? Where business and development is booming or where the area is unchanged or underdeveloped. This property has a lot to offer. Not only is it a prime location, but the units are spacious with plenty of room! There are (3) 2 bed/1.5 baths with a SF of 1,025 and a (1) 3 bed/1.5 baths with a SF of 1,125! Units have been completely updated including new exterior paint, newly landscaped and new paved concrete. Previous owner replumbed the plumbing and new electrical work has been done! This won t last! Check out new development projects in North Park: North Park Property Sells For $2.4 M - San Diego Business Journal Apartment Complex Sold For $10.7M - San Diego Business Journal Church Sells North Park Property For Future Development - San Diego Business Journal Developer's Good Neighbor Policy Pays Off for Project - San Diego Business Journal
6 6 Financials INVESTMENT SUMMARY Units Address City Zip APN Illinois St San Diego Price GRM CAP Rate $ / Unit Parking $1,679,000 Current Market Current Market % 4.25% $419,750 4 Spaces $ / Square Foot Gross Sq. Ft. Parcel Size Yr. Built Lot (Approx.) Average size (Approx.) (Approx.) Zoning (+/-) Dimmensions $ ,049 4,196 5,596 RM X 46 Annual Operating Expenses Current Monthly Income (Estimated) Monthly Annual 1 2 bed 1.5 Bath $2,200 $2,200 Water & Sewer $180 $2, bed 1.5 Bath $2,100 $2,100 Gas & Electric $80 $1, bed 1.5 Bath $2,100 $2,100 Trash Removal $0 $0 1 3 bed 1.5 Bath $2,395 $2,395 Landscaping $75 $300 Pest Control $25 $495 Maintenance $250 $3,000 Total Monthly Income $8,795 Spa/Pool $0 $0 Management (Off Site) 5% $463 $5,550 Market Monthly Income Management (On Site) $0 $0 Miscellaneous $0 $0 3 2 bed 1.5 Bath $2,250 $6,750 Reserves $133 $1, bed 1.5 Bath $2,450 $2,450 Insurance $175 $2,100 Taxes $1,679 $20,148 Laundry $50 Total Estimated Expenses $3,060 $36,793 Total Market Monthly Income $9,250 Annual Operating Proforma Financing Summary Current Market Gross Scheduled Income $105,540 $111,000 Down Payment $750,000 Less: Vacancy Factor 2.50% $2,639 $2,775 Proposed Financing: $929,000 Gross Operating Income $102,902 $108,225 Interest Rate: 5.00% Less: Expenses $36,793 $36,793 Amortized over: 30 Net Operating Income $66,109 $71,432 Debt Coverage Ratio: 1.10 LTV 55% Less: 1st TD Payments ($59,845) ($59,845) Pre-Tax Cash Flow $6,264 $11,587 Capital Improvemtns $0.00 Cash on Cash Return 0.84% 1.54% Total Capital $750, Principal Reduction $13,706 $13,706 Total return before tax shelter 2.66% 3.37% Market Cap Rate Including Caplital Improvments 4.25%
7 7 Sales Comparables Wightman Sale Price $1,447,000 # Units Unit Type Units Bed 1 Bath Price/Unit $361,750 Building Sqft 2,428 Price/Sqft $596 Market Cap Rate 4.58% Sale Date 2/16/2018 Market GRM Year Built 1929 Notes: All units have been fully renovated; Garage per unit; private yards; In-unit laundry Ohio Sale Price $1,408,125 # Units Unit Type Units Bed 1 Bath Hse Price/Unit $352, Bed 1 Bath Building Sqft 2,824 Price/Sqft $499 Market Cap Rate 4.40% Sale Date 3/2/2018 Market GRM Year Built 1939 * Adjusted Buyer Credited commision Notes: 5 garages; Full-size lot; Only house have in-unit laundry
8 8 Sales Comparables North Avenue San Diego, CA Sale Price $1,420,000 # Units Unit Type Units Bed 2 Bath Price/Unit $355, Bath 2 Bath Building Sqft 3, Bed 1 Bath Price/Sqft $458 Market Cap Rate 4.41% Sale Date 3/6/2018 Market GRM Year Built 1940 Notes: 4 Garages; Courtyard property with each unit with large deck with exclusive-use yards Wilson Ave San Diego, CA Sale Price $1,350,000 ` # Units Unit Type Units Bed 1 Bath Price/Unit $337,500 Building Sqft 3,224 Price/Sqft $419 Market Cap Rate 3.98% Sale Date 11/1/2017 Market GRM Year Built 1943 Notes: Private yards; 4 On-site parkingspaces; In-unit laundry
9 9 Sales Comparables Boundary San Diego, CA Sale Price $1,679,000 ` # Units Unit Type Units Bed 1 Bath TWN Price/Unit $419, Bed 1 Bath Building Sqft 3,450 Price/Sqft $469 Market Cap Rate 4.06% Sale Date 1/18/2017 Market GRM 15.7 Year Built 2017 Notes: (2) Garages; (4) On-site parking spaces; Loft style construction; In-unit laundry
10 10 Sales Comparables Property Averages Sale Price $1,460,825 ` # Units Unit Type Units Bed 1 Bath Price/Unit $365, Bed 1 Bath Building Sqft 3, Bed 2 Bath Price/Sqft $ Bed 1 Bath HSE Market Cap Rate 4.29% 3 2 Bed 1 Bath TWN Market GRM Bed 2 Bath Year Built 1954 Subject Property, Sale Price $1,679,000 ` # Units Unit Type Units Bed 1.5 Bath TWN Price/Unit $419, Bed 1.5 Bath TWN Building Sqft 4,196 Price/Sqft $400 Market Cap Rate 4.32% Market GRM Year Built 1964 Notes: On-site laundry, (4) On-site parking spaces; Roof replaced around 2014
11 11 Finacnials Market Cap Rate 4.70% 4.60% 4.50% 4.40% 4.30% 4.20% 4.10% 4.00% 3.90% 3.80% 3.70% 3.60% Wightman Ohio North Avenue Wilson Ave Boundary Subject Cap Rate Average of 4.29% Market GRM Wightman Ohio North Avenue Wilson Ave Boundary Subject GRM Average of 15
12 12 Financials Price/Unit $450,000 $400,000 $350,000 $300,000 $250,000 $200,000 $150,000 $100,000 $50,000 $ Wightman Ohio North Avenue Wilson Ave Boundary Subject Price/Unit Average of $365,206 Price/SF $700 $600 $500 $400 $300 $200 $100 $ Wightman Ohio North Avenue Wilson Ave Boundary Subject Price/SF Average of $488
13 13 Rental Survey # PROPERTY PHOTO PROPERTY NAME TOTAL UNITS UNIT MIX FEATURES RENT $ SqFt $/SqFT 4061 Utah 1 2 Bed 2 Bath 1-car garage; In-unit $2, $ San Diego, CA laundry; upgrade kitchen; private patio; gated Brand new kitchen; nd 9 2 bed 1 bath $2, $2.56 Off-street parkingl Onsite laundry; 2 San Diego, CA Renovated exterior; large bedrooms 4133 Kansas 1 2 Beds 2 Bath Hardwood $2,100 1,100 $ San Diego, CA Floors;Remodeled unit; Underground garage; Fitness room th 2 2 Bed 1 Bath $2,250 1,130 $1.99 Spacious; Patio 4 San Diego, CA balcony; Upgraded unit; On-site laundry Large shared 3042 Palm St 4 2 Bed 1 Bath $2,295 1,200 $1.91 backyard; In-unit 5 San Diego, CA Laundry; storage shed; Shared front porch RENTAL AVERAGES** # UNITS UNIT MIX 5 2 Bed 1 Bath 1 2 Bed 2 Bath RENT $ SqFt $/SqFT $2,198 1,043 $2.11 $2, $2.41
14 14 Rental Survey # PROPERTY PHOTO PROPERTY NAME TOTAL UNITS UNIT MIX FEATURES RENT $ SqFt $/SqFT 4435 Ohio 10 3 Bed 2 Bath $2, $2.55 Remodeled; In-unit 1 San Diego, CA laundry; Quartz countertops 4539 Cleveland Ave 5 3 Bed 2 Bath Tenant garages; inunit $2,850 1,200 $ San Diego, CA laundry; Prime location; Patio balcony 2661 A 2 3 Beds 2 Baths $2,700 1,350 $ car garage; In-unit 3 San Diego, CA laundry; private backyard 4188 Illinois 1 3 Bed 2 Bath HSE $2,995 1,048 $2.86 Spacious; Patio 4 San Diego, CA balcony; Upgraded unit; On-site laundry 2242 Gill Village 25 3 Bed 2 Bath $2,592 1,324 $1.96 In-unit laundry; patio 5 San Diego, CA balcony; 9' ceilings; spa/fitness center RENTAL AVERAGES** # UNITS UNIT MIX 9 3 Bed 2 Bath RENT $ SqFt $/SqFT $2,686 1,164 $2.31
15 15 Apartment Advisors, Inc. offers exclusive seller representation. When we list and market your property we only represent your interest. We focus on marketing your property and cooperating with the 14,000 Realtors in San Diego. Apartment Advisors, Inc. has all the marketing expertise and capabilities of the large firms but with the individual and exclusivity that the large firms can not and will not provide. Brian Raynoha is the owner and founder of Apartment Advisors, Inc. After ten years of working in the investment property industry, Brian opened his own brokerage to provide clients exceptional real estate services. Brian specializes in handling 1031 exchanges. He enjoys building lifelong relationships with clients from their first apartment investment to the day they cash out and achieve their retirement goals. We welcome you to Apartment Advisors, Inc. and we look forward to working with you. ~ The Apartment Advisors, Inc. Team President/Principal CalBRE # phone ApartmentAdvisorsInc.com web BrianRaynoha@gmail.com Camino Del Rio S #155, San Diego, CA 92108
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