843 N Yosemite Street Stockton, California 95210
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1 OFFERING MEMORANDUM Yosemite Court Apartments 16-Unit Multifamily Investment Opportunity 843 N Yosemite Street Stockton, California INVESTMENT CONTACTS: Colton Toste Associate colton@naibenchmark.com BRE# Ruben Sandoval Vice President ruben@naibenchmark.com BRE#
2 Confidentiality & Disclaimer This Confidential Offering Memorandum (the Memorandum ) has been prepared and presented to the recipient (the Recipient ) by NAI Benchmark First Commercial (NAI Benchmark ) as part of NAI Benchmark s efforts to market for sale the real property located at 843 N Yosemite Ave, Stockton, CA, ( The Property ). NAI Benchmark is the exclusive agent and broker for the owner(s) of the Property (the Owner ). NAI Benchmark is providing this Memorandum and the material contained in it to the Recipient solely to assist the Recipient in determining whether the Recipient is interested in potentially purchasing all or part of the Property. NAI Benchmark also is providing this Memorandum and the material in it to the Recipient with the understanding that the Recipient will independently investigate those matters that it deems necessary and appropriate to evaluate the Property and that the Recipient will rely only on its own investigation, and not NAI Benchmark, the Owner or this Memorandum, in determining whether to purchase the Property. The Recipient s use of this Memorandum, in determining whether to purchase the Property. The Recipient s use of this Memorandum and the material in it is strictly governed by the terms and conditions of the Registration and Confidentiality Agreement that the Recipient previously executed and delivered to NAI Benchmark. PLEASE NOTE THE FOLLOWING: NAI Benchmark, the owner and their respective agents, employees, representatives, property managers, officers, directors, shareholders, members, managers, partners, join ventures, corporate parents or controlling entities, subsidiaries, affiliates, assigns and predecessors and successors-in-interest make no representations or warranties abut the accuracy, correctness or completeness of the information contained in this Memorandum. The Recipient is urged not to rely on the information contained in this Memorandum and to make an independent investigation of all matters relating to the Property. This Memorandum includes statements and estimates provided by or to NAI Benchmark and/or the Owner regarding the Property. Those statements and estimates may or may not be accurate, correct or complete. Nothing contained in this Memorandum should be construed as a representation or warranty about the accuracy, correctness or completeness of such statements and estimates. Further, nothing contained in this Memorandum should be construed as a representation or warranty about the accuracy, correctness or completeness of such statements and estimates. Further, nothing in this Memorandum should be construed as representation or warranty about any aspect of the Property, including, without limitation, the Property s (1) past, current orfuture performance, income, uses or occupancy, (2) past, current or prospective tenants, (3) physical condition, (4) compliance, or (5) appropriateness for any particular purpose, investment, use or occupancy. Again, the Recipient is urged not to rely on this Memorandum and the statements and estimates in it and to make an independent investigation regarding the Property and the statements and estimates contained herein. This Memorandum may include statements regarding, references to, or summaries of, the nature, scope or content of contracts and/or other documents relating to the Property. Those statements, references or summaries may or may not be accurate, correct or complete. Additionally, NAI Benchmark may not have referenced or included summar- ies of each and every contract and/or other document that the Recipient might determine is relevant to its evaluation of the Property. Nothing contained in this Memorandum should be construed as a representation or warranty about the accuracy, correctness or completeness of such statements, representations or summaries. On request and as available, and subject to the Owner s consent, NAI Benchmark will provide the Recipient with copies of all referenced contracts and other documents. NAI Benchmark assumes no obligation to supplement or modify the information contained in this Memorandum to reflect events or conditions occurring on or after the date of its preparation of this Memorandum. This Memorandum does not constitute an offer to sell, or a solicitation of an offer to buy, an interest in the Property. Nothing contained in this Memorandum may be construed to constitute legal or tax advice to a Recipient concerning the Property. More detailed information regarding the anticipated terms, conditions and timing of any offering by the Owner relating to the Property will be provided in due course by separate communication. NAI Benchmark and/or the Owner reserve the right to engage at any time in discussions or negotiations with one or more recipients of this Memorandum and/or other prospective purchasers of the Property without notice or other obligation to the Recipient. The Owner reserves the right to change the terms of any offering relating to the Property or to terminate without notice that offering. The Owner also reserves the right to operate the Property in its sole and absolute discretion prior to the completion of any sale of the Property. NAI Benchmark reserves the right to return of this Memorandum and the material in it and any other material provided by NAI Benchmark to the Recipient at any time. Acceptance of this Memorandum by the Recipient constitutes acceptance of the terms and conditions outlined above. 843 N Yosemite Street, Stockton, CA 16-Unit Apartment Complex Section 1
3 PROPERTY SUMMARY
4 Property Overview FINANCIAL SUMMARY Demographics Mile 3 Mile 5 Mile Population 23, , ,495 Average Household Income $44,535 $57,038 $62,687 TOTAL ASKING PRICE $1,312,000 SQUARE FOOTAGE 8,209 TOTAL UNITS 16 Pershing Ave PRICE PER UNIT $82,000 CURRENT CAP RATE 4.51% PROFORMA CAP RATE 6.94% CURRENT GRM PRICE PER SF $ SITE Please do not visit property without an appointment.3 Colton Toste Associate colton@naibenchmark.com BRE# Ruben Sandoval Vice President ruben@naibenchmark.com BRE# N Yosemite Street, Stockton, CA 16-Unit Apartment Complex Section 1
5 Property Overview PROPERTY DESCRIPTION Clean, well-maintained property that shows pride of ownership. Renters love this highly desirable area. This two story stucco apartment building on a corner lot has 16 one bedroom units, strong management, and a very low vacancy rate. Rents are extremely below market. Tranquil courtyard at the ground level, and the laundry room is on the 2nd floor. Fantastic property for an owner looking for pride of ownership. One gas & water meter, owner pays water, trash and sewer. Across from very popular neighborhood shopping strip, and 3 blocks from Dameron Hospital. Minutes to Interstate 5 for commuters. INVESTMENT HIGHLIGHTS 100% occupied Very clean and well-maintained Excellent upside potential in rents Highly Desirable Neighborhood Perfect Investment for out of area owner Low maintenance landscaping Convenient access to Restaurants and Shops All units are separately metered for utilities 843 N Yosemite Street, Stockton, CA 16-Unit Apartment Complex
6 Property Overview PROPERTY SUMMARY ADDRESS COUNTY APN # 843 N Yosemite Street, Stockton, CA San Joaquin County YEAR BUILT 1971 RENTABLE SF 8,209 LAND AREA (ACRES) 0.23 LAND AREA (SF) 10,100 TOTAL UNITS 16 STORIES 2 BUILDINGS 1 CONSTRUCTION TYPE SIDING MATERIAL FOUNDATION ROOF TYPE HVAC LAUNDRY WoodFrame Stucco/wood shingle CementSlab Flat Wall-mounted Units Facility on Site 843 N Yosemite Street, Stockton, CA 16-Unit Apartment Complex Section 1
7 FINANCIAL ANALYSIS
8 Financial Overview INCOME / OPERATING EXPENSES ACTUAL RENT ROLL / MARKET RENTS Estimated Income Scheduled Base Rent $119,880 Laundry Income ($200/month) $2,400 Less: Vacancy Factor 3.0% $2,397 Scheduled Gross Income $119,882 Estimated Operating Expenses New Property Taxes (1.2717%) $16,684 Direct Assessments $ Insurance $3,900 Repairs and Maintenance ($200/Unit) $3,200 Water ($210/month) $2,520 Sewer ($550/month) $6,600 Garbage ($170/month) $2,040 PG&E ($650/month) $7,800 Turnover Cost ($200/unit) $3,200 UNITS UNIT TYPE APPROX SQ FT MONTHLY RENT/UNIT MARKET RENTS 7 1BD/1BA 515 $625 $ BD/1BA 515 $600 $ BD/1BA 515 $620 $ BD/1BA 515 $650 $ BD/1BA 515 $630 $ BD/1BA 515 $675 $ Monthly Gross Rent: $9,990 $12,800 A recent rent survey shows that in place rents are extremely below market. The next investor can increase rents without any capital expenditure to $800 for each unit. This is a conservative estimate based on asking rents for comparable 1 bedroom / 1 bathroom apartments in the area. (see Comparable Analysis) Increasing rents would bring CAP Rate to 6.94% and GRM to 8.54 on current asking price. ACTUAL PROFORMA / MARKET RENTS Landscaping ($200/month) $2,400 Pest Control ($75/month) $900 On-Site Management ($400/month) $4,800 Off-Site Management (5% of SGI) $5,994 Estimated Total Expenses $60,223 50% Estimated Net Operating Income $59,659 Asking Price $1,312,000 Current CAP Rate 4.55% Price Per Unit $82,000 GRM Asking Price $1,312,000 Proforma CAP Rate 6.94% Price Per Unit $82,000 GRM N Yosemite Street, Stockton, CA 16-Unit Apartment Complex Section 2
9 Comparable Analysis RENT COMPARABLES 419 W Flora St, Stockton, CA 1 Asking Rent $900 Unit Type 1 BD/1 BA Notes: Unrenovated unit, vinyl flooring in living room. 126 E Vine St, Stockton, CA 2 Asking Rent $750 Unit Type 1 BD/1 BA Notes: Unrenovated unit turned with new carpet, paint, W/D hookup. 344 W Poplar St, Stockton, CA 324 E Magnolia St, Stockton, CA 3 Asking Rent $900 Unit Type 1 BD/1 BA 4 Asking Rent $925 Unit Type 1 BD/1 BA Notes: gas stove, fridge, ceiling fans, wall heater, back patio area and separate front entrance. Notes: Completely renovated property inside and out N. N San Yosemite Joaquin Street, Stockton, CA CA Unit 10 Unit Apartment Complex
10 Comparable Analysis RENT COMPARABLES 1 Asking Rent $1, $ $ $ $ $ $ $ $ $ $- Subject N. N San Yosemite Joaquin Street, Stockton, CA CA Unit 10 Unit Apartment Complex
11 LOCATION OVERVIEW
12 Location Overview The City of Stockton Downtown Stockton Historically, Downtown Stockton began with a mix of thriving commercial ventures and colorful characters. Today, Downtown Stockton is a vibrant waterfront community with endless opportunities and amenities. The Downtown is captivated with world-class art and entertainment, renovated historical buildings, museums, theaters, restaurants and attractions. Stockton Ball Park The Stockton Ball Park is home to the Stockton Ports, a minor league baseball team that is an affiliate of the Oakland Athletics. The ballpark features 5,200 fixed seats in addition to other seating facilities and amenities. The Waterfront With the remarkable transformation of Stockton s Downtown Waterfront Community, this historic area boasts the deep water Stockton Channel, a thriving port that transports goods from the heart of Stockton to the Pacific Ocean. Beautiful Residential communities, hotels and resorts line the river banks. San Joaquin County, California San Joaquin County is located in the Central Valley of California, just east of the San Francisco Bay Area. As of the 2010 census, the population was 685,306. The county seat is Stockton. The Central Valley is one of the world s most productive agricultural regions. More than 230 crops are grown there. On less than 1 percent of the total farmland in the United State, the Central Valley produces 8 percent of the nation s agricultural output by value: 17 billion USD in Its agricultural productivity relies on irrigation from both surface water diversions and groundwater pumping from wells. About on-sixth of the irrigated land in the U.S. is in the Central Valley. Virtually all non-tropical crops are grown in the Central Valley, which is the primary source for a number of food products throughout the United States, including tomatoes, almonds, grapes, cotton, apricots, and asparagus. There are 6,000 almond growers that produce more than 600 million pounds a year, about 70 percent of the world s supply. Early farming was concentrated close to the Sacramento-San Joaquin Delta, where the water table was high year round and water transport more readily available, but subsequent irrigation projects have brought many more parts of the valley into productive use. For example, the Central Valley Project was formed in 1935 to redistribute and store water for agricultural and municipal purposes with dams and canals. The even larger California State Water Project was formed in the 1950s and construction continued throughout the following decade N. N San Yosemite Joaquin Street, Stockton, CA CA Unit 10 Unit Apartment Complex
13 Location Overview The Bay Area SITE Even though Stockton is not technically considered part of the Bay Area, many of its residents commute to the Bay Area for jobs and therefore is directly influenced by the Bay Area s economic health. The San Francisco Bay Area, commonly known as the Bay Area, is a metropolitan region that encompasses metropolitan areas such as San Francisco-Oakland (12 th largest in the country). San Jose (31 st largest in the country), and smaller urban and rural areas. The United States Census Bureau defines the Bay Area as a Combined Statistical Area (CSA) with approximately 7.4 million people, including the nine counties bordering San Francisco Bay (Alameda, Contra Costa, Marin, Napa, San Francisco, San Mateo, Santa Clara, Solano, and Sonoma) as well as Santa Cruz and San Benito Counties, making it the fifth largest CSA in the United States. The combined urban area of San Jose and San Francisco is the 43 rd largest urban area in the world. The Bay Area is anchored by three major cities. San Francisco is the cultural and financial center of the metropolitan area and Northern California in general. It is the second-most densely populated major city (population greater than 200,000) in the United States. The largest city in the Bay Area in terms of both land and population is San Jose, which is located in the South Bay and is part of the world renowned technology hub known as Silicon Valley. Oakland, the third most populous city, is a central hub for the East Bay, is a major industrial center, and contains the Port of Oakland, the fifth busiest container port in the United States. The region s northern counties encompass California s famous Wine Country, home to hundreds of vineyards and wineries while the region s Pacific Ocean coastline hosts numerous beaches. The San Francisco Bay Area has the 2 nd most Fortune 500 Companies in the United States, and is known for its natural beauty, liberal politics, entrepreneurship, and diversity. With excellent colleges in proximity, the area ranks second in highest density of college graduates, and performs above the state median household income in the 2010 census. Based on a 2013 population report from the California Department of Finance, the Bay Area is the only region in California where the rate of people migrating in from other areas in the United States is greater than the rate of those leaving the region. Additionally, In 2011, the San Francisco Bay Area had a GDP of $535 billion, which would rank 19 th among countries. Section 2
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