EXCLUSIVELY LISTED BY: LAURIE INADOMI-HALVORSEN & FRANK PONCE or
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1 F O R S A L E PRIME REDONDO BEACH APARTMENT BUILDING 142 PASEO DE LA CONCHA REDONDO BEACH, CA OFFERING MEMORANDUM Presented by: Frank Ponce Multi-Family Group (310) frank@frankponce.com DRE Lic. # Laurie Inadomi-Halvorsen Dir. of Commercial & Investment Properties (310) linadomi@gmail.com DRE Lic. # EXCLUSIVELY LISTED BY: LAURIE INADOMI-HALVORSEN & FRANK PONCE or WE DEEM THIS INFORMATION TO BE RELIABLE. HOWEVER, WE ACCEPT NO RESPONSIBILITY FOR ITS CORRECTNESS. BUYER TO MAKE AND RELY SOLELY UPON THEIR OWN INVESTIGATIONS.
2 F O R S A L E PRIME REDONDO BEACH APARTMENT BUILDING 142 PASEO DE LA CONCHA REDONDO BEACH, CA Confidentiality Statement This offering has been prepared solely for informational purposes. It is designed to assist a potential investor in determining whether it wishes to proceed with an indepth investigation of the subject property. While the information contained herein is from sources deemed reliable, it has not been independently verified by the Coldwell Banker Commercial affiliate or by the Seller. The projections and pro forma budget contained herein represent best estimates on assumptions considered reasonable under the circumstances. No representations or warranties, expressed or implied, are made that actual results will conform to such projections. This document is provided subject to errors, omissions and changes in the information and is subject to modification or withdrawal. The contents herein are confidential and are not to be reproduced without the express written consent. Interested buyers should be aware that the Seller is selling the Property AS IS CONDITION WITH ALL FAULTS, WITHOUT REPRESENTATIONS OR WARRANTIES OF ANY KIND OR NATURE. Prior to and/or after contracting to purchase, as appropriate, buyer will be given a reasonable opportunity to inspect and investigate the Property and all improvements thereon, either independently or through agents of the buyer s choosing. The Seller reserves the right to withdraw the Property being marketed at any time without notice, to reject all offers, and to accept any offer without regard to the relative price and terms of any other offer. Any offer to buy must be: (i) presented in the form of a non-binding letter of intent; (ii) incorporated in a formal written contract of purchase and sale to be prepared by the Seller and executed by both parties; and (iii) approved by Seller and such other parties who may have an interest in the Property. Neither the prospective buyer nor Seller shall be bound until execution of the contract of purchase and sale, which contract shall supersede prior discussions and writings and shall constitute the sole agreement of the parties. Prospective buyers shall be responsible for their costs and expenses of investigating the Property and all other expenses, professional or otherwise, incurred by them. ALL PROPERTY SHOWINGS ARE BY APPOINTMENT ONLY UPON ACCEPTED PURCHASE CONTRACT. PLEASE CONSULT FRANK PONCE OR LAURIE INADOMI-HALVORSEN FOR MORE DETAILS. DO NOT DISTURB TENANTS. EXCLUSIVELY LISTED BY: LAURIE INADOMI-HALVORSEN & FRANK PONCE or WE DEEM THIS INFORMATION TO BE RELIABLE. HOWEVER, WE ACCEPT NO RESPONSIBILITY FOR ITS CORRECTNESS. BUYER TO MAKE AND RELY SOLELY UPON THEIR OWN INVESTIGATIONS.
3 F O R S A L E PRIME REDONDO BEACH APARTMENT BUILDING 142 PASEO DE LA CONCHA REDONDO BEACH, CA SECTION ONE Pricing & Financial Analysis SECTION TWO Property Description SECTION THREE Recent Sales SECTION FOUR On Market Properties SECTION FIVE Rent Comparables SECTION SIX Demographic Analysis TABLE OF CONTENTS EXCLUSIVELY LISTED BY: LAURIE INADOMI-HALVORSEN & FRANK PONCE or WE DEEM THIS INFORMATION TO BE RELIABLE. HOWEVER, WE ACCEPT NO RESPONSIBILITY FOR ITS CORRECTNESS. BUYER TO MAKE AND RELY SOLELY UPON THEIR OWN INVESTIGATIONS.
4 F O R S A L E PRIME REDONDO BEACH APARTMENT BUILDING 142 PASEO DE LA CONCHA $2,675, UNITS* INVESTMENT OVERVIEW Price: $2,675,000 Down Payment: $1,297,375 Number of Units: 12* w/ncu w/out NCUs Cost Per Unit: $222,917 $267,500 Pricing & Financial Analysis ACTUAL PROJECTED GRM w/ncus: GRM w/out NCUs: GRM w/3-bdrms: Cap Rate: 4.60% 5.48% Cap Rate w/out NCUs: 3.88% 4.56% Cap Rate w/3-bdrms: 4.41% 4.98% Year Built: 1958 Parking spaces: 18 Approximate Lot Size: 8,747 Approxiamte Bldg Size: 8,116 Cost Per SF: $ Includes 2 Non-Conforming units which were originally part of two 3-bedroom units. EXCLUSIVELY LISTED BY: LAURIE INADOMI-HALVORSEN & FRANK PONCE or WE DEEM THIS INFORMATION TO BE RELIABLE. HOWEVER, WE ACCEPT NO RESPONSIBILITY FOR ITS CORRECTNESS. BUYER TO MAKE AND RELY SOLELY UPON THEIR OWN INVESTIGATIONS.
5 F O R S A L E 142 PASEO DE LA CONCHA RENT ROLL UNIT TYPE ACTUAL MARKET PRIME REDONDO BEACH APARTMENT BUILDING SCHEDULED INCOME W/ Non-Conforming Units # UNITS UNIT TYPE AVG RENT/UNIT MONTHLY INCOME A B C D E F G H I* J K L* Bachelor Bachelor $1,520 $1,260 $1,320 $1,300 $1,250 $1,440 $1,120 $1,520 $820 $1,280 $1,360 $840 $1,600 $1,600 $1,600 $1,095 $1, EXPENSES 2+1 Bachelor ADDITIONAL INCOME: Laundry Income $87 Monthly SGI $15,117 Annual SGI $181,404 $1, $ $1, $4,480 $1,660 $8,8890 Total Rental Income Laundry Income GI/Mo. GI/Yr. ACTUAL MARKET $15,030 $17,140 $87 $87 $15,117 $17,227 $181,404 $206,724 New taxes 1.16% Insurance Water Trash Gas (Laundry Room) Electric (Common areas) Gardener Repairs & Maintenance Licenses/Permits TOTAL EXPENSES Expenses Per Unit Expenses Per SQ FT $31,030 $3,451 $2,194 $1,806 $2,316 $1,131 $600 $6,734 $259 $49,521 $4,127 $6.10 Based on $1,377,625 1 st TD at 5.60% amortized 30 Years Fixed for 3 years ANNUALIZED OPERATING DATA Scheduled Gross Income (Vacancy) 5% Effective Gross Income (Expenses) Net Operating Income Debt Service Pre-tax Cash flow ACTUAL $181,560 $9,078 $172,482 $49, % $122,961 $94,904 $28, % MARKET $206,520 $10,326 $196,194 $49, % $146,673 $94,904 $51, % EXCLUSIVELY LISTED BY: LAURIE INADOMI-HALVORSEN & FRANK PONCE or WE DEEM THIS INFORMATION TO BE RELIABLE. HOWEVER, WE ACCEPT NO RESPONSIBILITY FOR ITS CORRECTNESS. BUYER TO MAKE AND RELY SOLELY UPON THEIR OWN INVESTIGATIONS.
6 F O R S A L E 142 PASEO DE LA CONCHA RENT ROLL UNIT TYPE ACTUAL MARKET PRIME REDONDO BEACH APARTMENT BUILDING SCHEDULED INCOME Without Non-Conforming Units # UNITS UNIT TYPE AVG RENT/UNIT MONTHLY INCOME A B C D E F G H I* J K L* Bachelor Bachelor $1,520 $1,260 $1,320 $1,300 $1,250 $1,440 $1,120 $1,520 $0 $1,280 $1,360 $0 $1,600 $1,600 $1,600 $0 $ EXPENSES 2+1 Bachelor ADDITIONAL INCOME: Laundry Income $87 Monthly SGI $13,457 Annual SGI $161,484 $1, $0 $1, $4,480 $0 $8,8890 Total Rental Income Laundry Income GI/Mo. GI/Yr. ACTUAL MARKET $13,370 $14,950 $87 $87 $13,457 $15,037 $161,484 $180,444 New taxes 1.16% Insurance Water Trash Gas (Laundry Room) Electric (Common areas) Gardener Repairs & Maintenance Licenses/Permits TOTAL EXPENSES Expenses Per Unit Expenses Per SQ FT $31,030 $3,451 $2,194 $1,806 $2,316 $1,131 $600 $6,734 $259 $49,521 $4,952 $6.10 Based on $1,377,625 1 st TD at 5.60% amortized 30 Years Fixed for 3 years ANNUALIZED OPERATING DATA Scheduled Gross Income (Vacancy) 5% Effective Gross Income (Expenses) Net Operating Income Debt Service Pre-tax Cash flow ACTUAL $161,484 $8,074 $153,410 $49, % $103,889 $94,904 $8,985.69% MARKET $180,444 $9,022 $171,422 $49, % $121,901 $94,904 $26, % EXCLUSIVELY LISTED BY: LAURIE INADOMI-HALVORSEN & FRANK PONCE or WE DEEM THIS INFORMATION TO BE RELIABLE. HOWEVER, WE ACCEPT NO RESPONSIBILITY FOR ITS CORRECTNESS. BUYER TO MAKE AND RELY SOLELY UPON THEIR OWN INVESTIGATIONS.
7 F O R S A L E 142 PASEO DE LA CONCHA RENT ROLL UNIT TYPE ACTUAL MARKET PRIME REDONDO BEACH APARTMENT BUILDING SCHEDULED INCOME With the two 3-bedrooms added back # UNITS UNIT TYPE AVG RENT/UNIT MONTHLY INCOME A B C D E F G H I* J K L* Bachelor Bachelor $1,520 $1,260 $1,320 $1,300 $1,250 $2,100 $1,120 $2,100 $0 $1,280 $1,360 $0 $1,600 $2,100 $2,100 $0 $ EXPENSES $1,520 $2,100 $1,270 ADDITIONAL INCOME: Laundry Income $87 Monthly SGI $14,697 Annual SGI $176,364 $1,520 $4,200 $8,890 Total Rental Income Laundry Income GI/Mo. GI/Yr. ACTUAL MARKET $14,610 $15,950 $87 $87 $14,697 $16,037 $176,364 $192,444 New taxes 1.16% Insurance Water Trash Gas (Laundry Room) Electric (Common areas) Gardener Repairs & Maintenance Licenses/Permits TOTAL EXPENSES Expenses Per Unit Expenses Per SQ FT $31,030 $3,451 $2,194 $1,806 $2,316 $1,131 $600 $6,734 $259 $49,521 $4,952 $6.10 Based on $1,377,625 1 st TD at 5.60% amortized 30 Years Fixed for 3 years ANNUALIZED OPERATING DATA Scheduled Gross Income (Vacancy) 5% Effective Gross Income (Expenses) Net Operating Income Debt Service Pre-tax Cash flow ACTUAL $176,364 $8,818 $167,546 $49, % $118,025 $94,904 $23, % MARKET $192,444 $9,622 $182,822 $49, % $133,301 $94,904 $38, % EXCLUSIVELY LISTED BY: LAURIE INADOMI-HALVORSEN & FRANK PONCE or WE DEEM THIS INFORMATION TO BE RELIABLE. HOWEVER, WE ACCEPT NO RESPONSIBILITY FOR ITS CORRECTNESS. BUYER TO MAKE AND RELY SOLELY UPON THEIR OWN INVESTIGATIONS.
8 PRIME REDONDO BEACH APARTMENT BUILDING PROPERTY DESCRIPTION AND LOCATION MAP The subject property is a unit mix of 3 two- bedrooms, 2 bachelor units, and 7 one-bedroom units. The property has been wonderfully maintained throughout. A new reflective roof coating has just been installed and has been copper repiped as well. This apartment building is nestled in a quiet residential neighborhood within one block from scenic Redondo Beach. The Hollywood Riviera is the jewel of the South Bay. The location is not far from the 405 freeway, other gorgeous Southern California beaches and Los Angeles International Airport. Property Description EXCLUSIVELY LISTED BY: LAURIE INADOMI-HALVORSEN & FRANK PONCE or WE DEEM THIS INFORMATION TO BE RELIABLE. HOWEVER, WE ACCEPT NO RESPONSIBILITY FOR ITS CORRECTNESS. BUYER TO MAKE AND RELY SOLELY UPON THEIR OWN INVESTIGATIONS.
9 The subject property is situated in the prime Hollywood Riviera of Redondo Beach, between scenic Miramar Park and Via Riviera. It is one short block to the sandy beach in the Hollywood Riviera section of Torrance with a Redondo Beach P.O. address. Riviera Village, shopping, restaurants and the beautiful South Bay beaches are all within walking distance from the property. Do not disturb tenants. Call Frank at or Laurie at Frank Ponce DRE Lic. # Laurie Inadomi-Halvorsen DRE Lic. # EXCLUSIVELY LISTED BY: LAURIE INADOMI-HALVORSEN & FRANK PONCE or WE DEEM THIS INFORMATION TO BE RELIABLE. HOWEVER, WE ACCEPT NO RESPONSIBILITY FOR ITS CORRECTNESS. BUYER TO MAKE AND RELY SOLELY UPON THEIR OWN INVESTIGATIONS.
10 RECENT SALES
11 SOLD COMPARABLES LOCATOR MAP S
12 TREND REPORT
13 SOLD COMPARABLES 511 AVENUE G REDONDO BEACH SALE DATE: 05/13/2008 SALE PRICE: $2,275,000 PRICE/SF: $ PRICE/UNIT: $284,375 CAP RATE: 4.26% GRM: YEAR BUILT: 1959 GROSS SF: 6,736 # OF UNITS: 8 ZONING: MDR, REDONDO BEACH UNIT MIX: EIGHT 2 BDS INDIVIDUAL RENTS UNAVAILABLE
14 SOLD COMPARABLES 520 AVENUE G REDONDO BEACH SALE DATE: 04/03/2008 SALE PRICE: $2,000,000 PRICE/SF: $ PRICE/UNIT: $222,222 CAP RATE: GRM: YEAR BUILT: 1962 GROSS SF: 7,732 # OF UNITS: 9 ZONING: MDR, REDONDO BEACH UNIT MIX: NINE 2 BDS INDIVIDUAL RENTS UNAVAILABLE
15 SOLD COMPARABLES 628 S. CATALINA AVE. REDONDO BEACH SALE DATE: 05/31/2007 SALE PRICE: $4,075,000 PRICE/SF: $ PRICE/UNIT: $254, CAP RATE: 4.62% GRM: YEAR BUILT: 1957 GROSS SF: 10,868 # OF UNITS: 16 ZONING: MDR, REDONDO BEACH UNIT MIX: TWELVE 1 BDS, FOUR 2 BDS INDIVIDUAL RENTS UNAVAILABLE 3
16 SOLD COMPARABLES 424 ESPLANADE REDONDO BEACH SALE DATE: 02/14/2007 SALE PRICE: $5,000,000 PRICE/SF: $ PRICE/UNIT: $250,000 CAP RATE: 2.74% GRM: YEAR BUILT: 1960 GROSS SF: 12,624 # OF UNITS: 20 ZONING: UNIT MIX: MDR, REDONDO BEACH SIXTEEN 1 BDS, TWO 2 BDS, TWO SINGLES INDIVIDUAL RENTS UNAVAILABLE
17 SOLD COMPARABLES 504 ESPLANADE REDONDO BEACH SALE DATE: 09/21/2006 SALE PRICE: $7,300,000 PRICE/SF: $ PRICE/UNIT: $365,000 CAP RATE: 2.69% GRM: YEAR BUILT: 1969 GROSS SF: 21,624 # OF UNITS: 26 ZONING: MDR, REDONDO BEACH UNIT MIX: SEVEN 2 BDS, 19 1 BDS INDIVIDUAL RENTS UNAVAILABLE
18 SOLD COMPARABLES 109 PASEO DE LA PLAYA REDONDO BEACH SALE DATE: 01/24/2006 SALE PRICE: $2,300,000 PRICE/SF: $ PRICE/UNIT: $287,500 CAP RATE: 3.66% GRM: YEAR BUILT: 1956 GROSS SF: 7,882 # OF UNITS: 8 ZONING: MDR, REDONDO BEACH UNIT MIX: TWO 1 BDS, FOUR 2 BDS, THREE 3 BDS ACTUAL RENTS UNITS BDRMS RENT 2 1 $1, $1, $1,800
19 ON MARKET PROPERTIES
20 ON MARKET PROPERTIES 415 AVENUE G REDONDO BEACH ASKING PRICE: $2,175,000 PRICE/SF: $ PRICE/UNIT: $362,500 CAP RATE: 5.60% GRM: YEAR BUILT: 1959 GROSS SF: 6,132 # OF UNITS: 6 ZONING: R1YY, REDONDO BEACH UNIT MIX: SIX 2 BDS INDIVIDUAL RENTS UNAVAILABLE
21 ON MARKET PROPERTIES 1318 Agate Street REDONDO BEACH ASKING PRICE: $3,00,000 PRICE/SF: $ PRICE/UNIT: $333,333 CAP RATE: 6.20% GRM: YEAR BUILT: 1963 GROSS SF: 8,720 # OF UNITS: 9 ZONING: R4YY, REDONDO BEACH UNIT MIX: EIGHT 2 BDS, ONE 3 BDS INDIVIDUAL RENTS UNAVAILABLE
22 ON MARKET PROPERTIES 106 Vista Del Mar REDONDO BEACH ASKING PRICE: $2,400,000 PRICE/SF: $ PRICE/UNIT: $300,00 CAP RATE: GRM: YEAR BUILT: 1954 GROSS SF: 6,628 # OF UNITS: 8 ZONING: MDR, REDONDO BEACH UNIT MIX: FOUR 2 BDS, FOUR 1 BDS INDIVIDUAL RENTS UNAVAILABLE
23 ON MARKET PROPERTIES 610 Esplanade REDONDO BEACH ASKING PRICE: $2,400,000 PRICE/SF: $ PRICE/UNIT: $342,857 CAP RATE: GRM: YEAR BUILT: 1957 GROSS SF: 5,924 # OF UNITS: 7 ZONING: MDR, REDONDO BEACH UNIT MIX: ONE 2 BDS, SIX 1 BDS INDIVIDUAL RENTS UNAVAILABLE
24 RENT COMPARABLES
25 RENT COMPARABLES LOCATOR MAP 6&
26 RENT COMPARABLES 1 Address: # OF UNITS UNIT TYPE 213 CALLE MIRAMAR REDONDO BEACH 10 2 BDRM 2 BATH $ Address: # OF UNITS UNIT TYPE 222 CALLE MIRAMAR REDONDO BEACH $ w/ocean view 2+2 $
27 RENT COMPARABLES 3 Address: # OF UNITS UNIT TYPE 233 CALLE MIRAMAR REDONDO BEACH $ Address: # OF UNITS UNIT TYPE 317 CALLE MIRAMAR REDONDO BEACH 10 $
28 RENT COMPARABLES 5 Address: # OF UNITS UNIT TYPE 131 PASEO DE LA CONCHA - REDONDO BEACH $ Address: # OF UNITS UNIT MIX 121 PASEO DE LA CONCHA REDONDO BEACH 12 $
29 RENT COMPARABLES 7 Address: # OF UNITS UNIT TYPE 122 PASEO DE LA CONCHA REDONDO BEACH 8 $ Address: # OF UNITS UNIT TYPE 337 CALLE MIRAMAR REDONDO BEACH 18 SINGLE $ POOL
30 DEMOGRAPHIC ANALYSIS
31 DEMOGRAPHICS FOR 142 PASEO DE LA CONCHA, REDONDO BEACH, CA
32 DEMOGRAPHICS FOR 142 PASEO DE LA CONCHA, REDONDO BEACH, CA
33 DEMOGRAPHICS FOR 142 PASEO DE LA CONCHA, REDONDO BEACH, CA
34 DEMOGRAPHICS FOR 142 PASEO DE LA CONCHA, REDONDO BEACH, CA
35 DEMOGRAPHICS FOR 142 PASEO DE LA CONCHA, REDONDO BEACH, CA
EXCLUSIVELY LISTED BY: LAURIE INADOMI-HALVORSEN & FRANK PONCE or
$2,675,000 12 UNITS* INVESTMENT OVERVIEW Price: $2,675,000 Down Payment: $1,297,375 Number of Units: 12* w/ncu w/out NCUs Cost Per Unit: $222,917 $267,500 ACTUAL PROJECTED GRM w/ncus: 14.73 12.95 GRM w/out
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