3233 HERMAN AVENUE 3233 Herman Ave San Diego, CA Offering Memorandum 1
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1 3233 HERMAN AVENUE 3233 Herman Ave San Diego, CA Offering Memorandum 1
2 NON- ENDORSEMENT AND DISCLAIMER NOTICE Non-Endorsements Marcus & Millichap is not affiliated with, sponsored by, or endorsed by any commercial tenant or lessee identified in this marketing package. The presence of any corporation's logo or name is not intended to indicate or imply affiliation with, or sponsorship or endorsement by, said corporation of Marcus & Millichap, its affiliates or subsidiaries, or any agent, product, service, or commercial listing of Marcus & Millichap, and is solely included for the purpose of providing tenant lessee information about this listing to prospective customers. ALL PROPERTY SHOWINGS ARE BY APPOINTMENT ONLY. PLEASE CONSULT YOUR MARCUS & MILLICHAP AGENT FOR MORE DETAILS. Disclaimer THIS IS A BROKER PRICE OPINION OR COMPARATIVE MARKET ANALYSIS OF VALUE AND SHOULD NOT BE CONSIDERED AN APPRAISAL. This information has been secured from sources we believe to be reliable, but we make no representations or warranties, express or implied, as to the accuracy of the information. References to square footage or age are approximate. Buyer must verify the information and bears all risk for any inaccuracies. Marcus & Millichap is a service mark of Marcus & Millichap Real Estate Investment Services, Inc Marcus & Millichap. All rights reserved HERMAN AVENUE San Diego, CA ACT ID Z
3 PRESENTED BY Carson Trujillo Associate Member - National Multi Housing Group San Diego Office Tel: (858) Fax: (858) carson.trujillo@marcusmillichap.com License: CA Raymond S. Choi First Vice President Investments Director - National Multi Housing Group San Diego Office Tel: (858) Fax: (858) raymond.choi@marcusmillichap.com License: CA
4 3233 HERMAN AVENUE INVESTMENT OVERVIEW 4
5 3233 HERMAN AVENUE PROPERTY OVERVIEW PROPERTY OVERVIEW Marcus & Millichap is pleased to present for sale an eight unit apartment complex located in San Diego's North Park Neighborhood. Situated on an approx SF lot, this value add property offers investors the opportunity to acquire a premiere asset in one of San Diego's most lucrative rental markets. First time to market in almost 40 years and has always been self-managed. It is comprised of 5 one-bedroom/one-bathroom units and 3 twobedroom/one-bathroom units. Tenants enjoy ideal parking that includes 2 double car garages and 4 off street parking spaces. The property also has an active condo map, giving the new owner the flexibility to one day sell off as individual condos. This building lends investors the opportunity to acquire a value add property in one of San Diego's most desired rental markets. Located in North Park, this complex is minutes away from attractions on University Ave and the renown Balboa Park. Being within a few blocks of the various cafes, restaurants, and entertainment, this property is centrally located with the investor's longevity in mind. PROPERTY OVERVIEW First Time to Market in Nearly 40 Years Value Add - Significantly Under Market Rents Active Condo Map New Plumbing - $45k Job Off Parking - 2 Double Car Garages & 4 Spaces Pride of Ownership Location - North Park Onsite Laundry Secure Gated Entry Walking Distance from Shops and Entertainment 5
6 3233 HERMAN AVENUE PROPERTY PHOTOS 6
7 3233 HERMAN AVENUE PROPERTY PHOTOS 7
8 3233 HERMAN AVENUE REGIONAL MAP 8
9 3233 HERMAN AVENUE LOCAL MAP 9
10 3233 HERMAN AVENUE AERIAL PHOTO 10
11 North Park San Diego, CA LOCATION OVERVIEW Neighborhood Overview North Park, founded in the early 1900s, is a neighborhood in San Diego located northeast of Balboa Park. North Park is bounded by Lincoln Avenue to the north, Florida to the west, Switzer Canyon and South Park neighborhood to the South, and Interstate 805 and City Heights to the east. North Park s downtown area is marked by a large sign in the middle of University Avenue near 30th. Due to the bustle of this eclectic neighborhood, North Park has a high rate of pedestrian activity and hosts a mix of coffee houses, retail shops, art galleries and San Diego's up-and-coming restaurant row near University Avenue and 30th. In recent years, North Park has been recognized by Forbes and the Los Angeles Times as one of the trendiest neighborhoods of San Diego. Forbes magazine says "culturally diverse North Park is home to Craftsman cottages, cafes and diners, coffee shops, several microbreweries, boutiques, and the North Park Farmers Market. The North Park Theater and the Ray Arts District are also bastions of creativity in the area. North Park has all the ingredients for the cool school: It's culturally diverse and has art galleries, boutiques, trendy bars with handcrafted cocktails and local brews, and foodie-approved eateries as stated in The Los Angeles Times. 11
12 3233 HERMAN AVENUE FINANCIAL ANALYSIS 12
13 3233 HERMAN AVENUE RENT ROLL SUMMARY FINANCIAL ANALYSIS 13
14 3233 HERMAN AVENUE RENT ROLL DETAIL FINANCIAL ANALYSIS 14
15 3233 HERMAN AVENUE PRICING DETAIL FINANCIAL ANALYSIS 15
16 3233 HERMAN AVENUE MARKET COMPARABLES 16
17 3233 HERMAN AVENUE SALES COMPARABLES MAP 3233 HERMAN AVENUE (SUBJECT) Georgia 4025 Texas 4026 Arizona 3675 Arizona th th 4157 Utah 4440 Boundary SALES COMPARABLES ON MARKET COMPARABLES 17
18 PROPERTY 3233 HERMAN NAME AVENUE SALES COMPARABLES ON MARKET COMPARABLES SALES COMPS AVG ON MARKET COMPS AVG SALES COMPARABLES Average Price Per Square Foot Average Price Per Unit $ $500,000 $ $ $ Avg. $ Avg. $ $450,000 $400,000 $350,000 Avg. $375,000 Avg. $339,888 $ $300,000 $ $250,000 $ $200,000 $ $150,000 $ $100,000 $70.00 $50,000 $ Herman Avenue 3548 Georgia 4025 Texas 4026 Arizona 3675 Arizona th th 4157 Utah 4440 Boundary $ Herman Avenue 3548 Georgia 4025 Texas 4026 Arizona 3675 Arizona th th 4157 Utah 4440 Boundary 18
19 PROPERTY 3233 HERMAN NAME AVENUE SALES MARKETING COMPARABLES TEAM SALES COMPARABLES ON MARKET COMPARABLES 3233 HERMAN AVENUE 3233 Herman Ave, San Diego, CA, GEORGIA STREET 3548 Georgia St, San Diego, CA, TEXAS STREET 4025 Texas St, San Diego, CA, Units Unit Type Offering Price: $2,200, Bdr 1 Bath Price/Unit: $275, Bdr 1 Bath Price/SF: $ CAP Rate: 2.04% GRM: Total No. of Units: 8 Year Built: 1972 Units Unit Type Close Of Escrow: 2/1/ Bdr 1 Bath Sales Price: $3,550, Bdr 1 Bath Price/Unit: $355, Bdr 2 Bath Price/SF: $ GRM: Total No. of Units: 10 Year Built: 1966 Units Unit Type Close Of Escrow: 11/15/ Bdr 1 Bath Sales Price: $2,796, Bdr 1 Bath Price/Unit: $349, Bdr 2 Bath Price/SF: $ Bdr 2 Bath Total No. of Units: 8 Year Built: 1988 Underwriting Criteria Income $90,546 Expenses $45,577 NOI $44,969 Vacancy ($2,754) 19
20 PROPERTY 3233 HERMAN NAME AVENUE SALES MARKETING COMPARABLES TEAM SALES COMPARABLES ON MARKET COMPARABLES 4026 ARIZONA STREET 4026 Arizona St, San Diego, CA, ARIZONA STREET 3675 Arizona St, San Diego, CA, TH STREET th St, San Diego, CA, Units Unit Type Close Of Escrow: 11/15/ Bdr 1 Bath Sales Price: $2,796, Bdr 1 Bath Price/Unit: $349, Bdr 2 Bath Price/SF: $ Bdr 2 Bath Total No. of Units: 8 Year Built: 1988 Units Unit Type Close Of Escrow: 11/29/ Bdr 2 Bath Sales Price: $2,500, Bdr 1 Bath Price/Unit: $312, Bdr 2 Bath Price/SF: $ Bdr 1 Bath CAP Rate: 3.61% GRM: Total No. of Units: 8 Year Built: 1987 Units Unit Type Close Of Escrow: 2/9/ Bdr 1 Bath Sales Price: $2,545, Bdr 1.5 Bath House Price/Unit: $282,778 Price/SF: $ CAP Rate: 3.20% GRM: Total No. of Units: 9 Year Built: 1922 NOTES Under contract with Marcus & Millichap, Carson Trujillo & Raymond Choi 20
21 PROPERTY 3233 HERMAN NAME AVENUE SALES MARKETING COMPARABLES TEAM SALES COMPARABLES ON MARKET COMPARABLES TH STREET th St, San Diego, CA, UTAH STREET 4157 Utah St, San Diego, CA, BOUNDARY STREET 4440 Boundary St, San Diego, CA, Units Unit Type Close Of Escrow: 10/20/ Bdr 1 Bath Sales Price: $2,985, Bdr 1 Bath Price/Unit: $298,500 Price/SF: $ CAP Rate: 2.37% GRM: Total No. of Units: 10 Year Built: 1915 Units Unit Type Close Of Escrow: 12/28/ Bdr 2 Bath Sales Price: $3,450, Bdr 1 Bath Price/Unit: $431,250 Price/SF: $ CAP Rate: 3.56% GRM: Total No. of Units: 8 Year Built: 1987 Units Unit Type On Market 8 1 Bdr 1 Bath List Price: $4,500, Bdr 1 Bath Price/Unit: $375, Bdr 2 Bath Price/SF: $ CAP Rate: 4.09% GRM: Total No. of Units: 12 Year Built:
22 3233 HERMAN AVENUE 8 RENT COMPARABLES MAP 3233 HERMAN AVENUE (SUBJECT) Herman Avenue Herman Avenue st 4440 Boundary nd 4125 Iowa 3333 Nile th
23 PROPERTY 3233 HERMAN NAME AVENUE AVERAGE RENT - MULTIFAMILY RENT COMPARABLES 1 Bedroom $2,000 $1,800 $1,600 $1,400 $1,200 $1,000 $800 $600 $400 $200 $ Herman Avenue Herman Avenue Herman Avenue 4440 Boundary nd 4125 Iowa th 2 Bedroom $3,000 $2,700 $2,400 $2,100 $1,800 $1,500 $1,200 $900 $600 $300 $ Herman Avenue Herman Avenue Herman Avenue st 4440 Boundary nd 4125 Iowa 3333 Nile 23
24 PROPERTY 3233 HERMAN NAME AVENUE RENT MARKETING COMPARABLES TEAM 3233 HERMAN AVENUE 3233 Herman Ave, San Diego, CA, HERMAN AVENUE 3728 Herman Ave, San Diego, CA, HERMAN AVENUE 3373 Herman Ave, San Diego, CA, Unit Type Units SF Rent Rent/SF 1 Bdr 1 Bath 5 $900 $ Bdr 1 Bath 3 $1,050 $0.00 Total/Avg. 8 $956 Unit Type Units SF Rent Rent/SF 2 Bdr 1 Bath $2,295 $ Bdr 1 Bath $1,695 $2.85 Total/Avg $2,038 $2.68 Unit Type Units SF Rent Rent/SF 1 Bdr 1 Bath $1,600 $ Bdr 1 Bath 3 1,000 $2,100 $2.10 Total/Avg $1,900 $2.11 YEAR BUILT: 1972 YEAR BUILT: 1981 NOTES - Newly Renovated - Private Outdoor Patios/Decks - On-Site Laundry YEAR BUILT: 2005 NOTES - Recently Renovated - Pitched Roofs - 8 Off Parking Spaces 24
25 PROPERTY 3233 HERMAN NAME AVENUE RENT MARKETING COMPARABLES TEAM ST STREET st St, San Diego, CA, BOUNDARY STREET 4440 Boundary St, San Diego, CA, ND STREET nd St, San Diego, CA, Unit Type Units SF Rent Rent/SF 2 Bdr 1 Bath $2,095 $2.46 Total/Avg $2,095 $2.46 Unit Type Units SF Rent Rent/SF 1 Bdr 1 Bath Select One $1,795 $ Bdr 1 Bath $2,395 $ Bdr 2 Bath $2,495 $3.20 Total/Avg $1,989 $2.96 Unit Type Units SF Rent Rent/SF 1 Bdr 1 Bath $1,688 $ Bdr 1.5 Bath $1,995 $ Bdr 2 Bath 1 1,200 $2,700 $2.25 Total/Avg $1,920 $2.49 YEAR BUILT: 1958 OCCUPANCY: 100% YEAR BUILT: 1973 YEAR BUILT: 1978 NOTES - Newly Renovated: Quartz Counter Tops & Stainless Steel Appliances - Off Parking 25
26 PROPERTY 3233 HERMAN NAME AVENUE RENT MARKETING COMPARABLES TEAM 4125 IOWA STREET 4125 Iowa, San Diego, CA, NILE STREET 3333 Nile St, San Diego, CA, TH STREET th St, San Diego, CA, Unit Type Units SF Rent Rent/SF 1 Bdr 1 Bath $1,695 $ Bdr 1 Bath $2,095 $2.54 Total/Avg $1,945 $2.77 Unit Type Units SF Rent Rent/SF 2 Bdr 1 Bath $2,600 $2.89 Total/Avg $2,600 $2.89 Unit Type Units SF Rent Rent/SF 1 Bdr 1 Bath $1,895 $4.21 Total/Avg $1,895 $4.21 YEAR BUILT: 1987 YEAR BUILT: 1945 YEAR BUILT:
27 PRESENTED BY Carson Trujillo Associate Member - National Multi Housing Group San Diego Office Tel: (858) Fax: (858) carson.trujillo@marcusmillichap.com License: CA Raymond S. Choi First Vice President Investments Director - National Multi Housing Group San Diego Office Tel: (858) Fax: (858) raymond.choi@marcusmillichap.com License: CA
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