OFFICE BUILDING/SPACES IN REDONDO BEACH

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1 Brett Lyon OFFICE BUILDING/SPACES IN REDONDO BEACH

2 Office Building/Spaces in Redondo Beach EXCLUSIVELY MARKETED BY : Lyon Stahl Investment Real Estate INVESTMENT SUMMARY Investment Overview Regional Map Brett Lyon Brett@LyonStahl.com Woody Stahl Woody@LyonStahl.com AREA OVERVIEW Local Map City Overview County Overview Aerial Map PROPERTY DESCRIPTION Property Details 3D Map FINANCIALS Offering Summary Net Income Statment Tenant Profiles Rent Roll Lease Abstracts Expense Recovery Reconciliations COMPARABLES Sales Comparable Map Sales Comparables Leasing Comparable Map Leasing Comparables On Market Comparable Map On Market Comparables

3 Investment Summary Price $1,950,000 Cap Rate 2.34% NOI $45, Occupancy % Building Size 2,400 SF Price per Square Foot $ Land Area 5,619 Sq. Feet Ownership Fee Simple Investment Description Lyon Stahl is excited to present 1014 S Pacific Coast HWY, a 2,400 sq. ft. building with (8) individual office spaces. Constructed in 2008, the building features a contemporary layout and is situated in an unbeatable location on Pacific Coast Highway, just a few blocks from the water. This deal provides buyers with the option to purchase the entire building or the spaces separately. The property is equipped with (3) surface parking spaces and (5) covered spaces, and has a large lot size of 5,619 sq. ft. The location of this newly built office building, coupled with all of the largescale development plans in Redondo Beach, make this in an incredible investment opportunity for anyone looking to acquire properties in the rapidly appreciating South Bay! Investment Highlights (3) Surface Spaces & (5) Covered Spaces High Traffic Volume Over 27,000 Daily Prime Location in Redondo Beach Walking Distance to the Water (8) Individual Office Spaces For Sale Option to Purchase Entire Building Modern Office Layout Built in 2008 Investment Summary

4 Regional Map Investment Summary

5 Local Map Area Overview

6 Area Overview County Overview The most heavily populated county in the country is Los Angeles County with approximately 9.9 million people, including about 1 million that live in unincorporated areas of the county. The metropolis formed by the six neighboring counties of Los Angeles, Ventura, Kern, San Bernardino, Riverside, and Orange is home to approximately 19 million residents. Los Angeles County is home to one of the most educated labor pools in the country and offers a labor force of more than 4.7 million, of which more than 1.5 million are college graduates. Los Angeles County has the largest population of any county in the nation, exceeded only by eight states. According to the United States Conference of Mayors, Los Angeles County boasts a GDP among the twenty largest in the world. Los Angeles County s continued economic growth, in contrast to other areas of the state and nation, is due to its diversified economy and abundant, welltrained workforce. Los Angeles County is well located on the Southern Coast of the California, and covers 4,061 square miles, including the San Clemente and Santa Catalina islands. The County is comprised of approximately 88 vibrant and diverse cities hosting more than 244,000 business establishments the greatest concentration in the state. Los Angeles County has a Gross Domestic Product (GDP) of approximately $446 billion placing it among the top 20 economies in the world. The combined GDP of Los Angeles and its five surrounding neighboring counties places it in the top 10. California is generally considered to be in the top five. If Los Angeles County were its own nation, its economy would be the 18th largest in the world. It is home to more than 244,000 businesses, with more minority and women owned businesses than any other in the nation and is the nation s top international trade center and manufacturing center. Los Angeles is recognized worldwide as a leader in entertainment, health sciences, business services, aerospace and international trade. Because the Los Angeles area is so large and diverse, it has something to offer to everyone. While Hollywood and the Los Angeles beach culture are part of our collective image of Los Angeles, the city also has more museums than any other city and some of the best hotels in the world are located in Los Angeles. aerospace, homeland security and in the private business sector have contributed positively to the County's economy. Los Angeles' well educated labor pool, many universities, wonderful climate, and world class infrastructure will enable Greater Los Angeles to continue to be a world leader in economic and cultural significance. County Highlights Los Angeles County is the world s 18th largest economy. Los Angeles part of the "Tech Coast" and is regarded as the of the main entrepreneurial regions of the world. It has approximately 200,000 small businesses, which is twice as many small businesses as can be found in any other region of the United States. If Los Angeles' five county area were a state, it would be the fourth largest in the United States. Los Angeles has more than 80 stage theaters and 300 museums, more than any other U.S city. Over the years, Los Angeles County has developed a diverse economic base, supported by a number of Fortune 500 companies with headquarters in the area, including Hilton Hotels, Walt Disney, Occidental Petroleum, DirecTV Group, Northrop Grumman, Computer Sciences, KB Home, Health Net, Mattel, and Avery Dennison. Key factors positively impacting the region s economic position include increased local media production by the entertainment industry and a continuing expansion of import flows. Moreover, growth in Area Overview

7 Aerial Map Area Overview

8 Property Details Address Redondo Beach, CA Square Footage 2,400 SF Land Area 5,619 Sq. Feet Year Built 2008 Assessors Parcel Number Site Zoning CG, Redondo Beach Number of Buildings 1 Number of Stories 2 Parking 8 Property Description

9 Financial Offering Summary Price $1,950,000 Building Size 2,400 SF Land Area 5,619 Sq. Feet Number of Suites/Spaces 8 Number of Stories 2 Year Built 2008 Parking 8 Occupancy % Price per Square Foot $ CAP Rate 2.34% Pro Forma Cap Rate 2.34% NOI $45,709 Pro Forma NOI $45,709 Financing Loan Type New/Proposed Loan Amount $975,000 Down Payment $975,000 Interest Rate 3.70% Amortization Period 30 Years Annual Payment $53,853 Financials

10 Net Income Statement Current Annual Income REVENUES Gross Potential Rent $75,464 $75,464 Less: Current Vacancy 0 0 Effective Scheduled Rent 75,464 75,464 Effective Gross Income $75,464 $75,464 Proforma Annual Income OPERATING EXPENSES Real Estate Taxes 25,451 25,451 Insurance Maintenance 2,264 2,264 Sweeping/Landscaping 1,200 1,200 TOTAL EXPENSES $29,755 $29,755 NET OPERATING INCOME $45,709 $45,709 Debt Service $53,853 $53,853 NET CASH FLOW AFTER DEBT SERVICE $8,144 $8,144 Principal Reduction $18,083 $18,083 TOTAL RETURN 1.02% 1.02% Expenses Per SF $12.4 $12.4 % of EGR 39.43% 39.43% Financials

11 Rent Roll Lease Terms Rental Rates Suite Tenant Name SF % of Bldg Start End Begin Monthly PSF Annually PSF Lease Type Market PSF/Yr T.I.s Admin LL Responsibilities 101 DR Repair % Apr2015 Apr2018 Current $566 $3.67 $6,786 $44.06 $44.06 Asking Price: $195, Neurobehavioral Healthcare % Apr2015 Aug2018 Current $819 $2.85 $9,826 $34.24 $34.24 Asking Price: $395, Hey Guy Media, LLC % Mar2017 Feb2018 Current $748 $2.61 $8,976 $31.28 $31.28 Asking Price: $300, BBQ Agency % Jan2015 Jan2018 Current $860 $3.00 $10,320 $35.96 $35.96 Asking Price: $300, Christina Sullivan % Aug2015 Jul2018 Current $721 $2.51 $8,652 $30.15 $30.15 Asking Price: $300, Xpress Data % Dec2014 Dec2017 Current $875 $3.05 $10,504 $36.60 $36.60 Asking Price: $300, Beach Cities Bookkeeping % Jul2015 Jul2018 Current $700 $2.44 $8,400 $29.27 $29.27 Asking Price: $300, Kevin Thompson % Current $1,000 $2.22 $12,000 $26.67 $26.67 Asking Price: $350,000 Financials

12 Sales Comparable Map Comparables

13 Sales Comparables Photos Address Sale Price Sale Date CAP NOI Total SF $/SF Year Built Days on Market Land Area Number of Spaces Redondo Beach, CA $2,250,000 N/A 2.03 % $45,709 2,400 SF $ N/A 5,619 SF N Pacific Coast Hy Redondo Beach, CA $1,245,000 12/12/2016 1,700 SF $ , Torrance Bl Redondo Beach, CA $1,800,000 05/01/2017 2,968 SF $ , S Pacific Coast Hwy # A Redondo Beach, CA $1,675,000 10/28/2016 3,700 SF $ , Torrance Bl # N Torrance, CA $430,000 02/14/2017 1,445 SF $ Comparables

14 Photos Address Sale Price Sale Date CAP NOI Total SF $/SF Year Built Days on Market Land Area Number of Spaces 2300 Artesia Blvd Redondo Beach, CA $1,400,000 03/24/2017 3,460 SF $ , Aviation Blvd Redondo Beach, CA $3,000,000 12/29/2016 5,443 SF $ ,248 10,916 Averages $1,591,667 3,119 SF $507 7,835 SF 4 Comparables

15 CONFIDENTIALITY AND DISCLAIMER The information contained in this Offering Memorandum ( Memorandum ) is proprietary and strictly confidential; it is intended to be reviewed only by the party receiving it from Broker and should not be made available to anyone else without the written consent of Broker. By retention or use of this Memorandum, you agree that its contents are confidential, that you will hold it in the strictest confidence, and that you will not disclose any of its contents contrary to these terms. This Memorandum has been prepared to provide summary, unverified information to establish a preliminary level of interest in the subject property ( Property ). The information in this Memorandum has been obtained from sources Broker believes to be reliable; however, Broker has not conducted sufficient investigation to make any warranty or representation whatsoever including but not limited to the accuracy or completeness of the information, veracity or accuracy of the information, condition of the Property or its compliance or lack of compliance with applicable governmental requirements, developability, suitability or financial performance of the Property, income or expenses for the Property, the size and square footage of the Property and improvements, the presence or absence of contaminating substances, PCB s or asbestos, the compliance with State or Federal regulations, the physical condition of the improvements thereon, or the financial condition or business prospects of any tenant or any tenant s plans or intentions to continue occupancy of the Property. The Memorandum has selected information relating to the Property and does not purport to be an all inclusive representation regarding the Property or to contain all or part of the information which prospective investors may require to evaluate the purchase of the Property. Additional information and an opportunity to investigate the Property will be made available to interested and qualified prospective purchasers. All information is based on assumptions relating to the general economy, market conditions, competition and other factors beyond the control of Broker, therefore, all information is subject to material variation. The information contained herein is not a substitute for a thorough due diligence investigation. Interested parties are expected to review all information of whatever nature independently and not rely on the contents of this Memorandum in any manner. The Property owner ( Owner ) expressly reserves the right, at its sole discretion, to reject any or all offers to purchase the Property, and/or to terminate discussions at any time with or without notice. The Owner shall have no legal commitment or obligation unless and until written agreement(s) have been fully executed, delivered and approved by the Owner and any conditions to the Owner s obligations therein have been satisfied or waived. Exclusively Marketed By: Lyon Stahl Investment Real Estate Lyon Stahl Woody Stahl Brett Lyon Agents@lyonStahl.com