12 apartment units. 202 S. Nevada St., Oceanside, CA $4,500,000. Walking distance to beach. Transit oriented. Downtown redevelopment

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1 12 apartment units 202 S. Nevada St., Oceanside, CA $4,500,000 Walking distance to beach Transit oriented Downtown redevelopment Rent increase potential 2 & 3 bedroom units with garages Prepared By: RAY ADAMS Multi-Family Investments ray.adams@cushwake.com LIC # CLARK RORBACH Multi-Family Investments clark.rorbach@cushwake.com LIC #

2 EXECUTIVE SUMMARY Investment Offering: Offered for sale are twelve coastal multi-family units located West of Interstate 5 in Oceanside, California. The property offers cash flow potential at market rental rates and a desirable coastal location in an improving market. There are 9 two bedroom units, 2 three bedroom units and 1 one bedroom unit. Each unit includes a private one car garage. Many units include a private yard or balcony. Property Showings: Please drive by the property discreetly without disrupting the residents or management. Under no circumstances should residents be contacted without prior owner approval. Property can be shown with an acceptable offer. Location: Oceanside is a coastal city located in San Diego s North County. It is the 3rd largest city in San Diego County with a population of 178,228 (2017). Together, Carlsbad, Vista, and Oceanside form what is referred to as the Tri-City area. Additionally, Oceanside is located just South of the Marine Base, Camp Pendleton and has a strong presence in the community. Oceanside is a rising and upcoming city in San Diego County with many new developments recently completed and many more planned in the near future. Landlords have enjoyed the improving neighborhood and have felt steady rising rents over the past 5 years. Finally, Oceanside enjoys easy access to I-5, HWY 76 and HWY 78 making it an easy commute for both the local and commuting workforce. LIST PRICE: $4,500,000 TOTAL UNITS: 12 PRICE/UNIT: $375,000 PRICE/SF: $404 CURRENT CAP RATE: 2.7% MARKET CAP RATE: 4.0% CURRENT GRM: MARKET GRM: Coastal asset west of 1-5 Rapidly increasing rental market APN: APPROX BLDG. SIZE: 11,148 SF Rent increase potential 0.48 mile to the beach YEAR BUILT: 1973 Stable cash flow 0.3 mile walk to Oceanside Transit Center PAGE S. NEVADA ST.

3 Oceanside Harbor Joe Balderama Recreation Center Oceanside Museum of Art Regal Cinemas Swami s Cafe Wyndham Resort Breakwater Brewing Pacific Street Linear Park Springhill Suite by Marriot Tyson Street Park Masters Kitchen & Cocktail 202 S. Nevada St. Oceanside, CA Cushman & Wakefield Copyright No warranty or representation, express or implied, is made to the accuracy or completeness of the information contained herein, 5 and same is submitted subject to errors, omissions, change of price, rental or other conditions, withdrawal without notice, and to any special listing conditions imposed by the property owner(s). As applicable, we make no representation as to the condition of the property (or properties) in question.

4 RENT ROLL Unit Mix # OF UNITS APPROXIMATE SQUARE FEET CURRENT RENT MARKET RENT 2 bed, 1.5 bath + gar $1,500-1,595 $1,950 3 bed, 1.5 bath + gar $1,750, 1,850 $2,250 1 bed, 1 bath + gar $1,400 $1,595 2 bed, 1.5 bath twnh + gar $1,500 $1,995 2 bed. 2 bath + gar $1,600 $1,995 1 car gar. 1 $100 $0 Laundry Income $100 $200 Monthly Gross Income $18,895 $23,935 Annual Gross Income $226,740 $287,220 PAGE S. NEVADA ST.

5 INCOME & EXPENSE SUMMARY EXISTING LOAN: CHASE BANK $1,680,000 PROPOSED FINANCING % OF VALUE Down Payment 60% $2,700,000 New First Loan 40% $1,800,000 TOTAL $4,500,000 CURRENT RENT MARKET RENT ANNUAL GROSS SCHEDULED INCOME $226,740 $287,220 Vacancy 3.0% ($6,802) ($8,617) Effective Gross Income $219,938 $278,603 ESTIMATED EXPENSES Real Estate Taxes 1.11% $49,950 Insurance $3,500 Water, Sewer, Trash $13,800 Gas & Electricity $3,900 Landscaping $2,400 Management 6% $13,196 Maintanence $1,000/unit $12,000 Misc. $500 $8,271 Total Exp/unit Total Expenses 44% ($99,246) ($99,246) NET OPERATING INCOME $120,692 $179,357 CAPITALIZATION RATE 2.7% 4.0% PROPOSED FINANCING New First Loan 4.50% $1,800,000 ($120,060) ($120,060) CASH FLOW $632 $59,297 Cash On Cash Return 0.0% 2.2% Cushman & Wakefield Copyright No warranty or representation, express or implied, is made to the accuracy or completeness of the information contained herein, and same is submitted subject to errors, omissions, change of price, rental or other conditions, withdrawal without notice, and to any special listing conditions imposed by the property owner(s). As applicable, we make no representation as to the condition of the property (or properties) in question.

6 SALES COMPARABLES 202 S. NEVADA ST. PRICE PRICE/UNIT PRICE/SF CAP RATE GRM YEAR BUILT $4,500,000 $375,000 $ % S. Nevada St. Market 4.0% Oceanside VERDE VILLA $4,030,000 $335,833 $ % S. Ditmar St. Oceanside Sold 12/10/2017 Unit mix: 8 1/1 and 4 2/1, 10 gar. 10 UNITS ON HORNE $2,395,000 $239,500 $ % S. Horne St. Oceanside In Escrow Unit mix: 2 studios, 6 1/1, and 1 2/1. 5 UNITS ON HORNE $1,484,000 $296,800 $404 NK S. Horne St. Oceanside Sold 9/29/2017 Unit mix: 5 2/1. 10 UNITS ON ACACIA $4,730,000 $473,000 $ % NK Acacia Ave. Carlsbad Sold 6/30/2017 Unit mix: 9 1/1 and 1 2/2. HOUSE + DUPLEX $1,195,000 $398,333 $577 NK N. Nevada St. Oceanside In Escrow Unit Mix: 2/1 house, plus 2/1 and 1/1. PAGE S. NEVADA ST.

7 Cushman & Wakefield Copyright No warranty or representation, express or implied, is made to the accuracy or completeness of the information contained herein, and same is submitted subject to errors, omissions, change of price, rental or other conditions, withdrawal without notice, and to any special listing conditions imposed by the property owner(s). As applicable, we make no representation as to the condition of the property (or properties) in question.

8 RENT COMPARABLES UNIT MIX APPROXIMATE SF MARKET RENT MARKET RENT 202 S. NEVADA ST. 2 bed, 1.5 bath + gar. 850 $1,950 $ S. Nevada St. 3 bed, 1.5 bath + gar. 1,100 $2,250 $2.05 Oceanside, CA Built: bed, 1 bath + gar. 650 $1,595 $ bed, 1.5 bath twnh + gar. 850 $1,995 $ bed. 2 bath + gar. 850 $1,995 NK Market Point Realty Rent Survey - Spring % Vacancy Rate for Zip Code 1 UNIT MIX APPROXIMATE SF RENT RENT/SF 211 S NEVADA STREET 1 bed, 1 bath 600 $1,795 $2.99 Oceanside, CA Built: 1965 Notes: Renovated unit UNITS ON CLEMENTINE 1 bed, 1 bath NK $1,595 NK 514 N Clementine Street Oceanside, CA Built: 1979 Notes: Hardwood floors, new white cabinets, stainless steel appliances, formica counters, washer/dryer in unit. FREEMAN STREET APARTMENTS 1 bed, 1 bath NK $1,695 NK 501 S Freeman St Oceanside, CA Built: 1958 Notes: Interior has new modern cabinetry, vinyl flooring, stainless steel appliances, formica countertops, new bathroom vanity (small) fiberglass tub/shower enclosure. Washer/dryer in unit. Exterior: New paint, wood accents, new pavers, new fencing. ELAN VILLAGE NORTH 1 bed, 1 bath 700 $1,545 $ Vine Street 2 bed, 1.5 bath 970 $1,745 $1.80 Oceanside, CA Built: 1988 Notes: Renovated units. Some units have formica counters, others have granite. Vinyl flooring in kitchen and bath, carpet throughout. White appliances, new fixtures. Cabinets have been refinished and have new knobs. ELAN SEALOFTS 1 bed, 1 bath 700 $1,645 $ S Broadway 2 bed, 1 bath 900 $1, $2.11 Oceanside, CA Built: 1987 STONEY BROOK APARTMENTS 1 bed, 1 bath 740 $1,495-$1,595 $ Apple Street 1 bed, 1 bath Cottage 760 $1,795-$1,995 $2.36+ Oceanside, CA bed, 1 bath 950 $1, $1.99 Built: 1958 PIERSIDE 2 bed, 2 bath 1,086 $3,055 $ Mission Ave 2 bed, 2 bath 1,011 $3,185-$3,230 $3.15+ Oceanside, CA bed, 2 bath 1,017 $3,380-$3,525 $3.32+ Built: bed, 2 bath 1,033 $3,430 $3.32 PAGE S. NEVADA ST.

9 Cushman & Wakefield Copyright No warranty or representation, express or implied, is made to the accuracy or completeness of the information contained herein, and same is submitted subject to errors, omissions, change of price, rental or other conditions, withdrawal without notice, and to any special listing conditions imposed by the property owner(s). As applicable, we make no representation as to the condition of the property (or properties) in question.

10 SUBJECT PROPERTY - EXTERIOR PAGE S. NEVADA ST.

11 Cushman & Wakefield Copyright No warranty or representation, express or implied, is made to the accuracy or completeness of the information contained herein, and same is submitted subject to errors, omissions, change of price, rental or other conditions, withdrawal without notice, and to any special listing conditions imposed by the property owner(s). As applicable, we make no representation as to the condition of the property (or properties) in question.

12 SUBJECT PROPERTY - INTERIOR (UNIT E) PAGE S. NEVADA ST.

13 SUBJECT PROPERTY - INTERIOR (UNIT F) Cushman & Wakefield Copyright No warranty or representation, express or implied, is made to the accuracy or completeness of the information contained herein, and same is submitted subject to errors, omissions, change of price, rental or other conditions, withdrawal without notice, and to any special listing conditions imposed by the property owner(s). As applicable, we make no representation as to the condition of the property (or properties) in question.

14 LOCATION OVERVIEW 2017 DEMOGRAPHICS 1 mile 3 mile 5 Mile Total Population 20,594 69, ,918 45,520 Median Age: Avg. Household Income $61,778 $74,056 $80,918 $72,486 White Collar Workforce 45.3% 54.7% 60.9% 53.5% PAGE S. NEVADA ST.

15 Cushman & Wakefield Copyright No warranty or representation, express or implied, is made to the accuracy or completeness of the information contained herein, and same is submitted subject to errors, omissions, change of price, rental or other conditions, withdrawal without notice, and to any special listing conditions imposed by the property owner(s). As applicable, we make no representation as to the condition of the property (or properties) in question.

16 12 apartment units 202 S. Nevada St. Oceanside, CA $4,500,000 Prepared By: RAY ADAMS Multi-Family Investments LIC # CLARK RORBACH Multi-Family Investments LIC #

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