2501 Houston Street Los Angeles, CA 90033
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1 OFFERING MEMORANDUM 2501 Houston Street Los Angeles, CA LOS ANGELES, CA
2 EXCLUSIVELY LISTED BY J. A. Charles Wright Associate - Multifamily Direct Mobile charles.wright@matthews.com License No David J. Harrington National Director - Multifamily Direct Mobile david.harrington@matthews.com License No
3 TABLE OF CONTENTS Property Overview Location Overview Financial Overview
4 PROPERTY OVERVIEW OPPORTUNITY Turn Key Asset with Great Rents in Prime Boyle Heights 4.21% Cap Rate / GRM on Current Rents Huge Rental Upside Potential of Over 30% $215,625 Price Per Unit $ Price Per Foot No Parking Available New Copper Plumbing, Electrical Upgrades, and a New Roof Rare Opportunity For an Asset with No Deferred Maintenance, and With Rental Upside Available PROPERTY DESCRIPTION 8 Units Built in ,689 Gross Sq Ft Building on 7,001 Sq Ft Lot LARD1.5 Zoning 8 Units; 4 One-Bedroom Cottages and 4 Large One-Bedrooms No Parking Available Individually Metered for Gas & Electricity Landlord Pays Water, Trash and Sewage Prime Boyle Heights Location HOUSTON STREET
5 LOS ANGELES, CA
6 LOCATION OVERVIEW LOCAL DESCRIPTION Boyle Heights is a charming, historic, and walkable working-class neighborhood of almost 100,000 residents just a few miles east of Downtown Los Angeles. Located just across the river from the Arts District, the neighborhood is a highly dense area of Los Angeles with over 75% of residents being renters. Recently, Boyle Heights has seen a lot of interest and is a place for residents looking to escape high rents elsewhere. Boyle Heights is undergoing a real estate boom and property values have trended upward. Conveniently located with easy access to four freeways, a light-rail and plenty of bridge connections to downtown, Boyle Heights is centrally located to most employment centers in the eastern half of the city and is close to bars and restaurants in the desirable Arts District. There have also been investments from the city that connect the neighborhood to downtown making it more attractive. These investments are the Gold Line Eastside Extension, which opened the Mariachi Metro Station in 2009, and the future Sixth Street Viaduct. Boyle Heights is a neighborhood rich with history. There is a strong Latino presence and Mariachi bands are always playing at Mariachi Plaza. From the Breed Street Shul to Mariachi Plaza, the history of Boyle Heights is still there to experience. Hollenbeck Park, the Sears Building, and the old Santa Fe Railroad hospital are just some of the iconic locations in the neighborhood. Those looking for LA s best street food should make their way directly to Boyle Heights. Some of the area s best vendors regroup every Saturday night at El Mercado del Pueblo near Hollenbeck Middle School. There are also plenty of local bakeries to pick up dessert and enjoy the neighborhood s impressive murals HOUSTON STREET
7 LOCATION MAP LOS ANGELES, CA
8 LOS ANGELES OVERVIEW Los Angeles is the third largest metropolitan economy in the world, with a population of 13 million and a GDP of over $700 billion. L.A. s rise to global prominence in such a short time is a testament to the can-do spirit of its residents and businesses, and to a culture of thinking big. Los Angeles has always been an incubator of new ideas, and the scale of its economy reflects the impact that L.A. s brand of creativity and innovation has had on the world. And it s a way of thinking that cuts across industries. The Los Angeles economy is exceptionally diversified, with established industry clusters ranging from Aerospace, entertainment, and fashion to biomedical services, consumer products, and tourism HOUSTON STREET
9 DEMOGRAPHICS POPULATION 1-MILE 3-MILE 5-MILE 2022 Projection 59, ,433 1,025, Estimate 58, , , Census 56, , , Census 60, , ,127 Growth % 4.02% 4.01% Growth % 5.38% 4.97% Growth % 1.86% -0.09% HOUSEHOLDS 2022 Projection 15, , , Estimate 14,586 95, , Census 14,172 88, , Census 14,354 79, ,642 Growth % 5.28% 4.75% Growth % 7.65% 6.38% Growth % 10.98% 6.34% INCOME $ 0 - $14, % 21.67% 18.16% $ 15,000 - $24, % 16.15% 15.75% $ 25,000 - $34, % 11.06% 11.70% $ 35,000 - $49, % 13.77% 14.22% $ 50,000 - $74, % 15.04% 15.57% $ 75,000 - $99, % 9.08% 9.15% $100,000 - $124, % 5.52% 5.68% $125,000 - $149, % 3.07% 3.37% $150,000 - $199, % 2.62% 3.26% $200,000 - $249, % 1.02% 1.36% $250,000 - $499, % 0.76% 1.32% $500, % 0.24% 0.47% 2017 Average Household Income $43,485 $52,725 $58, Median Household Income $31,740 $36,221 $39,633 LOS ANGELES, CA
10 FINANCIAL OVERVIEW INVESTMENT SUMMARY Offering Price: $1,725,000 Number of Units: 8 Property: 2501 Houston Street Year Built: 1929 Los Angeles, CA APN: Price Per Unit: $215,625 Gross Sq. Ft.: 6,689 Price Per S.F.: $ Average S.F. Per Unit: 836 Cap (current / market): 4.21% / 6.16% Lot Size (Acres): 7,001 GRM (current / market): / Zoning LARD1.5 UNIT MIX Total Units Unit Mix Current Avg Rent Current Monthly Rent Market Rent Market Monthly Rent $1,222 $9,779 $1,600 $12,800 Scheduled Monthly Rent: $9,779 $12,800 Scheduled Yearly Rent: $117,354 $153,600 ANNUALIZED OPERATING DATA Current Market Scheduled Gross Income: $117,354 $153,600 31% upside Less Vacancy Reserve: 3.0% $3, % $4,608 * Other Income (SCEP): $347 $347 Gross Operating Income: $114,180 $149,339 * Expenses: 35.4% $41, % $42,997 Net Operating Income: $72,589 $106,341 Loan Payments: $60,513 $60,513 ** Cash-on-Cash Return: 1.7% $12, % $45,828 Plus Principal Reduction: $17,029 $17,029 ** Total Return Before Taxes: 4.1% $29, % $62,857 * As a percent of Scheduled Gross Income ** As a percent of Down Payment HOUSTON STREET
11 PRO FORMA ANNUAL OPERATING EXPENSES Current Per Unit % of SGI *Taxes 1.250% x Sale Price $21,563 $2,695 18% *Insurance $0.35 x GSF $2,341 $293 2% Off-Site Management 4.0% x GOI $4,567 $571 4% Repairs & Maintenance $500 x Units $4,000 $500 3% Contract Services Actual x Units $2,520 $315 2% Utilities Actual x Units $5,400 $675 5% General Administration $150 x Units $1,200 $ % Total Expenses $41,591 $5, % Current Per Unit % of SGI Non-controllable expenses: Taxes, Ins., Reserves: $23,904 $2, % Total Expense with out Taxes $20,028 $2, % FINANCING Loan Amount $1,019,00 Terms: 30 Down Payment: $706,000 Interest: 4.3% Yearly Pmt: $60,513 Monthly Pmt: $5,043 Debt Coverage: 1.20 LOS ANGELES, CA
12 FINANCIAL OVERVIEW RENT ROLL Unit Mix Rent Market Rent $1, $1, $1,350 $1, $1,450 $1, $1,103 $1, $1,350 $1, $1,350 $1, $ $1, $1,250 $1,600 Totals $9,779 $12, Averages $1,222 $1, HOUSTON STREET
13 LOS ANGELES, CA
14 2501 Houston Street Los Angeles, CA EXCLUSIVELY LISTED BY J. A. Charles Wright Associate - Multifamily Direct Mobile charles.wright@matthews.com License No David J. Harrington National Director - Multifamily Direct Mobile david.harrington@matthews.com License No
15 CONFIDENTIALITY & DISCLAIMER STATEMENT This Offering Memorandum contains select information pertaining to the business and affairs of Property located at 2501 Houston St, Los Angeles, CA ( Property ). It has been prepared by Matthews Retail Advisors. This Offering Memorandum may not be all-inclusive or contain all of the information a prospective purchaser may desire. The information contained in this Offering Memorandum is confidential and furnished solely for the purpose of a review by a prospective purchaser of the Property. It is not to be used for any other purpose or made available to any other person without the written consent of Seller or Matthews Retail Advisors. The material is based in part upon information supplied by the Seller and in part upon financial information obtained from sources it deems reliable. Owner, nor their officers, employees, or agents makes any representation or warranty, express or implied, as to the accuracy or completeness of this Offering Memorandum or any of its contents and no legal liability is assumed or shall be implied with respect thereto. Prospective purchasers should make their own projections and form their own conclusions without reliance upon the material contained herein and conduct their own due diligence. By acknowledging your receipt of this Offering Memorandum for the Property, you agree: 1. The Offering Memorandum and its contents are confidential; 2. You will hold it and treat it in the strictest of confidence; and 3. You will not, directly or indirectly, disclose or permit anyone else to disclose this Offering Memorandum or its contents in any fashion or manner detrimental to the interest of the Seller. Owner and Matthews Retail Advisors expressly reserve the right, at their sole discretion, to reject any and all expressions of interest or offers to purchase the Property and to terminate discussions with any person or entity reviewing this Offering Memorandum or making an offer to purchase the Property unless and until a written agreement for the purchase and sale of the Property has been fully executed and delivered. If you wish not to pursue negotiations leading to the acquisition of the Property or in the future you discontinue such negotiations, then you agree to purge all materials relating to this Property including this Offering Memorandum. A prospective purchaser s sole and exclusive rights with respect to this prospective transaction, the Property, or information provided herein or in connection with the sale of the Property shall be limited to those expressly provided in an executed Purchase Agreement and shall be subject to the terms thereof. In no event shall a prospective purchaser have any other claims against Seller or Matthews Retail Advisors or any of their affiliates or any of their respective officers, Directors, shareholders, owners, employees, or agents for any damages, liability, or causes of action relating to this solicitation process or the marketing or sale of the Property. This Offering Memorandum shall not be deemed to represent the state of affairs of the Property or constitute an indication that there has been no change in the state of affairs of the Property since the date this Offering Memorandum.
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