411 W Franklin Ave. El Segundo, CA 90245

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1 411 W Franklin Ave. El Segundo, CA $735K Equity Investment Opportunity 8 Unit Multifamily Project 411 W Franklin LLC PRESENTED EXCLUSIVELY BY:

2 TABLE OF CONTENTS Executive Summary Site and Urban Context Market Overview Conceptual Design Economics Sponsorship Overview BEACH CITY CAPITAL 1240 Rosecrans Ave, Suite 120 Manhattan Beach, CA (424)

3 411 W Franklin Ave., El Segundo, CA EXECUTIVE SUMMARY

EXECUTIVE SUMMARY Beach City Capital (the Sponsor ) is pleased to present an opportunity to invest $735,000 for the repositioning of an 8 unit multifamily property at 411 W Franklin Ave.

4 EXECUTIVE SUMMARY Beach City Capital (the Sponsor ) is pleased to present an opportunity to invest $735,000 for the repositioning of an 8 unit multifamily property at 411 W Franklin Ave., El Segundo, CA (the Property"). Investment will yield a 4% preferred return with a 75%/25% upside split, yielding an average annual cash on cash of 5.2%. This 5,504 square foot multifamily building sits on a 6,435 square foot lot and includes 8 units, comprising of (6) 1-bedroom units / 1 bath, (1) 2 bedroom / 1 bath unit and (1) 2 bedroom / 2 bath unit. Business Plan is to hold for 10 years and sell. The Sponsor has acquired this asset off-market for $3.2 MM ($400k per unit) and plans to spend approximately an additional $500k to renovate the existing building and increase rents to market. The prior seller has owned the property for 50+ year with rents falling significantly below market. The renovation will transform the property into a contemporary apartment building with modern features that include new landscaping, updated glazing and doors, as well as a new interior design. The goal is to maximize the return with minimal capital investment with a long term hold strategy. The project will benefit from El Segundo s booming tech industry, high income workforce, gorgeous beaches, vibrant retail, proximity to growing industries and top-tier school system. Beach City Capital will manage the renovation and the initial lease-up of the apartments post-renovation. The Sponsor is seeking equity partners for the renovation. PROPERTY OVERVIEW Location Property Address Property Summary El Segundo, CA 411 W Franklin Ave Land Square Footage 6,433 Number of Apartments 8 Building Sqft 5,504 Average SF/Unit 688 Project Costs Land Costs $3,200,000 Hard Costs $564,296 Total Cost $3,764,296 DEAL OVERVIEW Capital Structure At Construction Senior Debt 66% $2,500,000 Equity 33% $1,264,296 Total Cost 100% $3,764,296 Return Summary Project Level Returns 10 year Hold Project IRR 14.3% Equity Multiple 3.43x ROI (10 year hold) 343.5% Margin 115.4% Development Timeline 10 year hold 411 W FRANKLIN AVE., EL SEGUNDO 4

5 EXECUTIVE SUMMARY INVESTMENT HIGHLIGHTS Strong Return Profile The Sponsor s conservative underwriting yields project levered returns of 14.3% IRR, an ROI of 343.5% and 3.43x Equity Multiple over a 10 year period. The Project is offering an equity investment of $735k yielding a 2.68x Equity Multiple for the investor. Investment will yield a 4% preferred return with a 75%/25% upside split, yielding an average annual cash on cash of 5.2%. Exit Opportunity The base case business plan is to renovate the multi family homes and update the rents to market. The Sponsor is seeking an equity partner to capitalize the renovation and low risk hold for a 10 year period. Base Case: 10 year hold Yields a 3.43x equity multiple and 14.3% IRR. Legal Structure For this project, 411 W Franklin LLC is the shell company offering a total of $735,000 in Equity Investments. Beach City Capital Management is the General Manager. Project Location El Segundo is a city located on the Santa Monica Bay. El Segundo is one of the best places to work and live, and has a proud tradition of aerospace innovation. El Segundo has the best schools, police, fire and thriving creative office network next to LAX and Silicon Beach. It is also home to Los Angeles Air Force Base and The Aerospace Corporation. The project is in a prime location next to Manhattan Beach and Silicon Beach. 411 W FRANKLIN AVE., EL SEGUNDO 5

SITE / URBAN CONTEXT LOCATION EL SEGUNDO IN SOUTH BAY BEVERLY HILLS CENTURY CITY SANTA MONICA SANTA MONICA CULVER CITY VENICE MARINA DEL REY MAR VISTA LOS ANGELES SILICON BEACH PLAYA DEL REY LAX

6 SITE / URBAN CONTEXT LOCATION EL SEGUNDO IN SOUTH BAY BEVERLY HILLS CENTURY CITY SANTA MONICA SANTA MONICA CULVER CITY VENICE MARINA DEL REY MAR VISTA LOS ANGELES SILICON BEACH PLAYA DEL REY LAX MARINA DEL REY EL SEGUNDO MANHATTAN BEACH HERMOSA BEACH REDONDO BEACH LAX: 5 min drive SANTA MONICA: 20 min drive CULVER CITY: 20 min drive Downtown LA: 25 min drive MANHATTAN BEACH: 10 min drive REDONDO BEACH: 15 min drive 411 W FRANKLIN AVE., EL SEGUNDO 6

7 SITE / URBAN CONTEXT LOCATION Killer Shrimp Hermosa Pier Mar Vista has evolved into one of Los Angeles most desirable Westside neighborhoods. The project is in a prime location bordered by Culver City, Venice Beach, Marina Del Rey and Santa Monica with numerous offices and retail opportunities on Washington Boulevard. The Project will also benefit form its proximity to Silicon Beach, which is home to major technology companies such as Google, Yahoo!, YouTube and Facebook. Location Highlights: LAX Airport: 15 minutes distance Santa Monica Pier: 15 minutes distance Hollywood Walk of Fame: 30 minutes distance Venice Boardwalk: 10 minutes distance The Grove: 25 minutes distance 411 W FRANKLIN AVE., EL SEGUNDO 7

SITE / URBAN CONTEXT Micro Market Overview: The project is located in one of the most desirable locations in El Segundo, 2 blocks away from

This location is extremely supply-constrained and is mis-priced in comparison to other locations within El Segundo.

SANTA MONICA MAR VISTA Main Street. 3 Minutes to Beach A B Grand Ave B E 10 Unit Condo Development $1.2 - $1.

properties identified by the blue box off-market The Sponsor, through a relationship, was able to secure the contract for the Property

8 SITE / URBAN CONTEXT Micro Market Overview: The project is located in one of the most desirable locations in El Segundo, 2 blocks away from Main Street, and 3 minute bike-ride to the beach. This location is extremely supply-constrained and is mis-priced in comparison to other locations within El Segundo. Other comps on the market in El Segundo are asking for a significant amount more, in less desirable locations. SANTA MONICA MAR VISTA Main Street. 3 Minutes to Beach A B Grand Ave B E 10 Unit Condo Development $1.2 - $1.6 MM (8 of 10 units presold prior to completion) 90 s built Condo (Resale) $999k (list price) A MARINA DEL REY The seller is selling the properties identified by the blue box off-market The Sponsor, through a relationship, was able to secure the contract for the Property identified by the orange box The other properties being sold are anticipated to be developed into for-sale condos. The location has seen an in-flux of condo development, further increasing demand of rental product and value in the micro market. C On Market Duplex $1.8 MM $900k per unit 411 W FRANKLIN AVE., EL SEGUNDO 8

SITE / URBAN CONTEXT LOCATION MAP Dockweiler Beach Imperial Highway 3 minute to beach Main St PROPERTY Grand Ave 411 W Franklin 3 minute walk to W Grand Ave/Main Street El Segundo Blvd Pacific Coast

9 SITE / URBAN CONTEXT LOCATION MAP Dockweiler Beach Imperial Highway 3 minute to beach Main St PROPERTY Grand Ave 411 W Franklin 3 minute walk to W Grand Ave/Main Street El Segundo Blvd Pacific Coast Highway Walking distance to W Grand Ave/Main Street The Property is in an ideal located within a 3 minute walk to W Grand Ave/Main Street and its surrounding mix of popular restaurants, bars, and specialty retail stores. See next page for more detail. Proximity to El Segundo Beach The Property is also located within a 10 minute bike ride to El Segundo Beach, a less-crowded alternative to other Southern California beaches. Other beaches nearby include its neighbors Manhattan Beach to the South and Playa Del Rey to the North. Value Discount in Comparison to Other Areas of El Segundo No other location in El Segundo, is closer to the beach and Main-Street as the southwestern quadrant. Yet, the rents and values are the same for less desirable locations along Imperial Highway (near the airport) or Pacific Coast Highway. This provides a tremendous opportunity to deliver a quality product that will drive a premium in rents. 411 W FRANKLIN AVE., EL SEGUNDO 9

SITE / URBAN CONTEXT LOCATION MAP Main St 2 5 1 7 411 W Franklin 4 7 3 4 1 5 3 Grand Ave 6 4 2 3 1 2 The Property is located within a 3 minute walk to W Grand Ave/Main Street.

10 SITE / URBAN CONTEXT LOCATION MAP Main St W Franklin Grand Ave The Property is located within a 3 minute walk to W Grand Ave/Main Street. Nearby highlights include: Nearby Restaurants Nearby Bars and Breweries Nearby Coffee shops 1 Sausal 1 El Segundo Brewing Company 1 Blue Butterfly Coffee 2 Rock and Brews 2 R6 Distillery 2 Kreation Organic Juicery 3 Good Stuff 3 The Tavern on Main 3 Starbucks Coffee 4 Deluca Pasta 4 Old Town Patio 4 Petros Kafe 5 Britts BBQ 5 Brewport Tap House 6 Richmond Bar and Grill 6 Purple Orchid 411 W Franklin Ave. 7 Two Guns Kitchen 411 W FRANKLIN AVE., EL SEGUNDO 10

SITE / URBAN CONTEXT EL SEGUNDO AREA OVERVIEW Local Economy El Segundo is one of the best places to work and live, and has a proud

The nation s largest defense firms are located here: Northrop Grumman, Boeing, Raytheon, and Lockheed Martin.

Mattel, one of the world s largest toy manufacturers.

it was in 2012. Most tenants have relocated from the westside neighborhoods of Culver City, Santa Monica, Marina del Rey and West LA.

11 SITE / URBAN CONTEXT EL SEGUNDO AREA OVERVIEW Local Economy El Segundo is one of the best places to work and live, and has a proud tradition of aerospace innovation. It is home to Los Angeles Air Force Base and The Aerospace Corporation. The nation s largest defense firms are located here: Northrop Grumman, Boeing, Raytheon, and Lockheed Martin. Recognized as a thriving business center, it is also home to AT&T, the Los Angeles Lakers and Kings, DaVita Healthcare, LA Times, and Mattel, one of the world s largest toy manufacturers. The Next Tech and Media Hub In 2016, the amount of tenant relocation into El Segundo was 7x the amount it was in 2005, and 2x the amount it was in Most tenants have relocated from the westside neighborhoods of Culver City, Santa Monica, Marina del Rey and West LA. Over 30% of the business relocating to El Segundo are in the Entertainment, Gaming, Media and Technology industries which has led to a booming creative office scene and an emerging innovative hub. Washington Blvd Largest Employers Recent Additions 411 W FRANKLIN AVE., EL SEGUNDO 11

SITE / URBAN CONTEXT El Segundo, Business-friendly City With compelling business-friendly tax rates and incentives, El Segundo offers a no/low property tax, no parking taxes and a 40% credit based on

With approximately 16,000 residents, El Segundo s daytime workforce population swells to over 65,000.

12 SITE / URBAN CONTEXT El Segundo, Business-friendly City With compelling business-friendly tax rates and incentives, El Segundo offers a no/low property tax, no parking taxes and a 40% credit based on sales tax. El Segundo is consistently recognized as one of the most business-friendly cities in Los Angeles and has the second highest concentration of Fortune 500 companies in the state. With approximately 16,000 residents, El Segundo s daytime workforce population swells to over 65,000. Proximity to Silicon Beach The project will also benefit form its proximity to Silicon Beach, home to major technology companies such as Google, Yahoo!, YouTube and Facebook. Just as Silicon Valley activity has influenced the entire marketplace in and around San Francisco for the past few decades, Silicon Beach is now having the same effect on the Westside of L.A., resulting in steep price increases in several communities, plus additional development meant to support the influx of wealthy workers. SILICON BEACH EL SEGUNDO SILICON BEACH MAYOR EMPLOYERS 411 W FRANKLIN AVE., EL SEGUNDO 12

SITE / URBAN CONTEXT SILICON BEACH AND SOUTH BAY MARKETPLACE Silicon Beach, within a 10 minute drive from El Segundo, has emerged as the primary area for the technology, advertising, digital media

Originally the Silicon Beach area primarily referred to the Santa Monica-Venice submarkets, however as rents have risen and office space diminished, Silicon Beach has moved southward along the

98 SILICON BEACH Rents within a 2 mile radius Average $/sqft 2018: $3.30 EL SEGUNDO Rents within a 4 mile radius Average $/sqft 2018: $3.

13 SITE / URBAN CONTEXT SILICON BEACH AND SOUTH BAY MARKETPLACE Silicon Beach, within a 10 minute drive from El Segundo, has emerged as the primary area for the technology, advertising, digital media and creative industries in Southern California. Originally the Silicon Beach area primarily referred to the Santa Monica-Venice submarkets, however as rents have risen and office space diminished, Silicon Beach has moved southward along the coast. The South Bay region is considered the second- or third-largest tech hub in the world. Multifamily Residential Market Rents in Silicon Beach Average $/sqft 2018: $3.98 SILICON BEACH Rents within a 2 mile radius Average $/sqft 2018: $3.30 EL SEGUNDO Rents within a 4 mile radius Average $/sqft 2018: $3.00 Just as Silicon Valley activity has influenced the entire marketplace in and around San Francisco for the past decades, Silicon Beach is now having the same effect on the Westside of L.A., resulting in steep price increases in several communities, as well as additional new developments meant to support the influx of tech workers. New Google Headquarters in 319,000 square footage Playa Vista Hangar: 411 W FRANKLIN AVE., EL SEGUNDO 13

14 SITE / URBAN CONTEXT CURRENT PROPERTY STATUS 411 W FRANKLIN AVE., EL SEGUNDO 14

15 411 W Franklin Ave., El Segundo, CA MARKET OVERVIEW

16 MARKET COMPARABLES SUMMARY 1 SALES COMPS Comparable Market Average Sale Comparable Market Average Sale, Tracking 2% CPI for 24 Months 411 W Franklin (Investment Project) PSF Price Price/Unit $534 $3,368,500 $548,000 $555 $3,504,578 $570,000 $581 $3,200,000 $400,000 2 RENT COMPS NON RENOVATED UNITS PSF Price/month Av. Bedrooms Comparable Market Average Rent Comparable Market Average Rent, Tracking 2% CPI for 24 Months 411 W Franklin current rent $2.78 $3,055 2 $2.89 $3,179 2 $1.45 $1, RENT COMPS RENOVATED UNITS Comparable Market Average Rent Comparable Market Average Rent, Tracking 2% CPI for 24 Months 411 W Franklin after renovation PSF Price/Month Av. Bedrooms $3.96 $3,965 2 $4.11 $4,125 2 $3.30 $2, W FRANKLIN AVE., EL SEGUNDO 16

1 SALES COMPS 5 1 2 3 1 4 NO ADDRESS PRICE $/sqft SQUARE FEET $/unit 1 363 Virginia St $4,695,000 $767/sqft 6,116sqft $670,714 2 208-210 Arena St $3,875,000 $603/sqft 6,416sqft $553,571 3 321 W El

17 1 SALES COMPS NO ADDRESS PRICE $/sqft SQUARE FEET $/unit Virginia St $4,695,000 $767/sqft 6,116sqft $670, Arena St $3,875,000 $603/sqft 6,416sqft $553, W El Segundo Blvd $3,925,000 $517/sqft 7,590sqft $654, Virginia St $1,666,000 $300/sqft 5,556sqft $416, W Imperial Avenue $2,681,500 $482/sqft 5,556sqft $446,917 Comparable Average $3,368,500 $534/sqft 6,246sqft $548,373/unit Subject Property (411 W Franklin) $3,200,000 $581/sqft 5,504 sqft $400,000/unit $985,900 MARKET COMPS AVERAGE PRICE PER UNIT: $548, W FRANKLIN AVE., EL SEGUNDO 17

1 SALES COMPS 1 2 363 Virginia St Property Type Multi-Family (7 Units) Price

Built 1969 3 208-210 Arena St Property Type Multi-Family (7 Units) Price

Built 1969 4 321 W El Segundo Blvd Property Type Multi-Family (6 Units) Price

Built 1963 205 Virginia St Property Type Multi-Family (4 Units) Price $1,666,000

18 1 SALES COMPS Virginia St Property Type Multi-Family (7 Units) Price $4,695,000 Lot Size 7,152 sqft Square Feet 6,116 sqft $/sqft $768/sqft Year Built Arena St Property Type Multi-Family (7 Units) Price $3,875,000 Lot Size 8,000 sqft Square Feet 6,416 sqft $/sqft $603/sqft Year Built W El Segundo Blvd Property Type Multi-Family (6 Units) Price $3,925,000 Lot Size 8,000 sqft Square Feet 7,590 sqft $/sqft $517/sqft Year Built Virginia St Property Type Multi-Family (4 Units) Price $1,666,000 Lot Size 6,500 sqft Square Feet 5,556 sqft $/sqft $300/sqft Year Built W FRANKLIN AVE., EL SEGUNDO 18

1 SALES COMPS 5 628 W Imperial Avenue Property Type Multi-Family (6 Units) Price $2,681,500 Lot Size

19 1 SALES COMPS W Imperial Avenue Property Type Multi-Family (6 Units) Price $2,681,500 Lot Size 7,000 sqft Square Feet 5,556 sqft $/sqft $482/sqft Year Built W FRANKLIN AVE., EL SEGUNDO 19

2 RENTAL COMPS NON RENOVATED UNITS 5 1 4 2 3 6 7 NO ADRESS House / Apartment PRICE $/sqft SQUARE FEET 1 407 Richmond St Unit D A $2,750/month $2.

20 2 RENTAL COMPS NON RENOVATED UNITS NO ADRESS House / Apartment PRICE $/sqft SQUARE FEET Richmond St Unit D A $2,750/month $2.75/sqft 1,000sqft Richmond St Unit 2 A $2,800/month $2.54/sqft 1,100sqft Penn St H $2,950/month $3.1/sqft 950sqft W Palm Avenue H $2,950/month $2.95/sqft 1,000sqft Union Avenue #402 A $3,750/month $2.56/sqft 1,460sqft E Grand Ave Unit 18 A $3,300/month $2.86/sqft 1,150sqft Penn St H $3,195/month $2.95/sqft 1,080sqft E Sycamore Ave H $2,750/month $2.68/sqft 1,026sqft Comparable Average $3,055.62/month $2.78/sqft 1,095.75sqft 411 W Franklin Current A $1,004/month $1.45/sqft 688sqft Status Average Rents 20

2 RENTAL COMPS NON RENOVATED UNITS 1 2 407 Richmond St

$2.75/sqft Square Feet 1,000sqft Bedrooms 2 Bathrooms 1

54/sqft Square Feet 1,100sqft Bedrooms 2 Bathrooms 1 3

21 2 RENTAL COMPS NON RENOVATED UNITS Richmond St Unit D 437 Richmond St Unit 2 Price $2,750/month $/sqft $2.75/sqft Square Feet 1,000sqft Bedrooms 2 Bathrooms 1 Price $2,800/month $/sqft $2.54/sqft Square Feet 1,100sqft Bedrooms 2 Bathrooms Penn St 115 W Palm Avenue Price $2,950/month $/sqft $3.1/sqft Square Feet 950sqft Bedrooms 2 Bathrooms 2 Price $2,950/month $/sqft $2.95/sqft Square Feet 1,000 sqft Bedrooms 2 Bathrooms 1 21

2 RENTAL COMPS NON RENOVATED UNITS 5 6 13032 Union Avenue

$2.56/sqft Square Feet 1,460 sqft Bedrooms 2 Bathrooms 2

86/sqft Square Feet 1,150 sqft Bedrooms 2 Bathrooms 2 7 8

$2.95/sqft Square Feet 1,080 sqft Bedrooms 2 Bathrooms 2

22 2 RENTAL COMPS NON RENOVATED UNITS Union Avenue # E Grand Ave Unit 18 Price $3,3750/month $/sqft $2.56/sqft Square Feet 1,460 sqft Bedrooms 2 Bathrooms 2 Price $3,300/month $/sqft $2.86/sqft Square Feet 1,150 sqft Bedrooms 2 Bathrooms Penn St 1507 E Sycamore Ave Price $3,195/month $/sqft $2.95/sqft Square Feet 1,080 sqft Bedrooms 2 Bathrooms 2 Price $2,750/month $/sqft $2.68/sqft Square Feet 1,026 sqft Bedrooms 2 Bathrooms 1 22

3 RENTAL COMPS RENOVATED UNITS 1 2 5 6 4 7 3 NO ADRESS House / Apartment PRICE $/sqft SQUARE FEET 1 913 E Grand Ave A $2,425/month $3.34/sqft 726sqft 2 1754 E Skymore Ave A $2,100/month $3.

23 3 RENTAL COMPS RENOVATED UNITS NO ADRESS House / Apartment PRICE $/sqft SQUARE FEET E Grand Ave A $2,425/month $3.34/sqft 726sqft E Skymore Ave A $2,100/month $3.23/sqft 650sqft Aviation Blvd H $3,000/month $4.4/sqft 669sqft Maryland St A $2,200/month $3.38/sqft 650sqft 5 Sierra St A $3,120/month $4.8/sqft 642sqft Richmond St A $4,000/month $3/sqft 1,300sqft E Mariposa Ave H $3,759/month $3.75/sqft 1,000sqft Comparable Average $2,943/month $4/sqft 1,048sqft 411 W Franklin Projected A $2,300/month $3.3/sqft 688sqft Rents After Renovation 23

3 RENTAL COMPS RENOVATED UNITS 1 2 913 E Grand Ave

34/sqft Square Feet 726sqft Bedrooms 1 Bathrooms 1

23/sqft Square Feet 650sqft Bedrooms 1 Bathrooms 1 3

24 3 RENTAL COMPS RENOVATED UNITS E Grand Ave 1754 E Skymore Ave Price $2,425/month $/sqft $3.34/sqft Square Feet 726sqft Bedrooms 1 Bathrooms 1 Price $2,100/month $/sqft $3.23/sqft Square Feet 650sqft Bedrooms 1 Bathrooms Aviation Blvd 320 Maryland St Price $3,000/month $/sqft $4.4/sqft Square Feet 669sqft Bedrooms 1 Bathrooms 1 Price $2,200/month $/sqft $3.8/sqft Square Feet 650 sqft Bedrooms 1 Bathrooms 1 24

3 RENTAL COMPS RENOVATED UNITS 5 6 Sierra St Price

8/sqft Square Feet 642sqft Bedrooms 1 Bathrooms 1 127

Feet 1,300sqft Bedrooms 2 Bathrooms 2 7 1225 E

25 3 RENTAL COMPS RENOVATED UNITS 5 6 Sierra St Price $3,120/month $/sqft $4.8/sqft Square Feet 642sqft Bedrooms 1 Bathrooms Richmond St Price $4,000/month $/sqft $3/sqft Square Feet 1,300sqft Bedrooms 2 Bathrooms E Mariposa Ave Price $3,759/month $/sqft $3,75/sqft Square Feet 1,000 sqft Bedrooms 2 Bathrooms 2 25

MARKET COMPARABLES SUMMARY EL SEGUNDO MULTI-FAMILY MARKET PLACE El Segundo

A B C D El Segundo Multifamily Market Place: Total Multifamily Units: 431 Total

26 MARKET COMPARABLES SUMMARY EL SEGUNDO MULTI-FAMILY MARKET PLACE El Segundo Multi-family Market Place consists of 431 Units, 354 of which where built between 1940 and There is with very limited available renovated or contemporary apartments. A B C D El Segundo Multifamily Market Place: Total Multifamily Units: 431 Total Units in area A: 127 Total Units in area B: 116 Total Units in area C: 108 B A C D Multifamily Residential buildings are located in 4 Areas, colored in Brown 26

MARKET COMPARABLES SUMMARY MICRO MARKET OVERVIEW

Multifamily Residence Year Built: 1920 Year

Segundo, close to Main Street and 3 minute

W Grand Ave Main St Unit For Rent Overview: 1

27 MARKET COMPARABLES SUMMARY MICRO MARKET OVERVIEW Case Study 221 Concord St, El Segundo, CA Multifamily Residence Year Built: 1920 Year Renovated: 2016 Preferred location in El Segundo, close to Main Street and 3 minute bike-ride to the beach. W Grand Ave Main St Unit For Rent Overview: 1 Bed No Kitchen and Shared Bathroom Room Rent: $1,225-1,400 /month Bedroom for Rent Shared Bathroom 27

MARKET COMPARABLES SUMMARY EL SEGUNDO MICRO MARKET OVERVIEW B

28 MARKET COMPARABLES SUMMARY EL SEGUNDO MICRO MARKET OVERVIEW B The project is located is one of the most desirable locations in El Segundo. This area (zone B in map), is 2 blocks away from Main Street, and 3 minute bike-ride to the beach. In the area, there are 41 Multi Family Units, of similar size and unit mix to the project, in need of renovation. Address Nº Units Sqft Year 28

29 411 W Franklin Ave., El Segundo, CA CONCEPTUAL DESIGN

30 CONCEPTUAL DESIGN FAÇADE DESIGN AND FINISHES Existing: Renovation Design Examples: 411 W FRANKLIN AVE., EL SEGUNDO 30

31 CONCEPTUAL DESIGN FAÇADE DESIGN AND FINISHES 411 W FRANKLIN AVE., EL SEGUNDO 31

32 CONCEPTUAL DESIGN DESERT LANDSCAPE DESIGN 411 W FRANKLIN AVE., EL SEGUNDO 32

33 CONCEPTUAL DESIGN INTERIOR DESIGN AND FINISHES Existing: Renovation Design Examples: 411 W FRANKLIN AVE., EL SEGUNDO 33

34 CONCEPTUAL DESIGN INTERIOR DESIGN LIVING ROOM 411 W FRANKLIN AVE., EL SEGUNDO 34

35 CONCEPTUAL DESIGN INTERIOR DESIGN BEDROOM 411 W FRANKLIN AVE., EL SEGUNDO 35

36 CONCEPTUAL DESIGN KITCHEN/BATHROOM DESIGN AND FINISHES Existing: Renovation Design Examples: 411 W FRANKLIN AVE., EL SEGUNDO 36

37 CONCEPTUAL DESIGN INTERIOR DESIGN KITCHEN 411 W FRANKLIN AVE., EL SEGUNDO 37

38 CONCEPTUAL DESIGN INTERIOR DESIGN BATHROOM 411 W FRANKLIN AVE., EL SEGUNDO 38

39 411 W Franklin Ave., El Segundo, CA ECONOMICS

40 CAPITAL STACK INVESTMENT OPPORTUNITIES $689 K $689 K 32% $1.26M Investor Equity Yields a 4% preferred return, 75/25 cash-flow split w/ manager Note: Profit Split Breakdown Investor Pref 4% Investor Upside 75% Manager Upside 25% 68% $2.5M Senior Loan 68% Loan To Cost $2.5 MM in proceeds 8.125% all-in, interest only for 9 month term with extensions 1.5 pts 411 W FRANKLIN AVE., EL SEGUNDO 40

47 411 W Franklin Ave., El Segundo, CA SPONSORSHIP OVERVIEW

BEACH CITY CAPITAL MANAGEMENT Jason Muller Board Member

Markets Greg Cullen Board Member Business Clinton Abrams

Investor Relations Serena Shlomof VP of Development

Development Associate Maria Perez Development

Capital is a Los Angeles based real estate investment

residential and commercial properties, founded by 3 USC

background in Acquisition, Finance, Entitlements and

Each project is adequately supervised by our staff to

Our company mission is to improve the quality of life

48 BEACH CITY CAPITAL MANAGEMENT Jason Muller Board Member & Managing Principal Matt Stewart Board Member Capital Markets Greg Cullen Board Member Business Clinton Abrams Board Member Real Estate Wesley DeAurora Board Member Investor Relations Serena Shlomof VP of Development Peter Larr Development Associate Lindsey Mills Development Associate Maria Perez Development Coordinator Anna Sporrong Development Intern Beach City Capital is a Los Angeles based real estate investment firm focused on the acquisition and development of residential and commercial properties, founded by 3 USC graduates and joined by an incredible team of investors, advisors and Partners. The firm utilizes in-house associates who have a deep background in Acquisition, Finance, Entitlements and Development. Each project is adequately supervised by our staff to mitigate entitlement and development risk. Our company mission is to improve the quality of life and community one project at a time. We plan to help enhance and enrich the urban fabric of the city and in doing so, we design our projects to be affordable, well-integrated, and positively impactful.

49 SPONSORSHIP OVERVIEW BEACH CITY CAPITAL Beach City Capital is a private real estate investment firm headquartered in Manhattan Beach, California. Beach City Capital focuses on executing the development and repositioning of multifamily, luxury housing, and commercial assets, targeting value-add and opportunistic returns. Beach City Capital is a vertically integrated investment company with the ability to source, underwrite, acquire and develop all projects in house. Our investments capitalize on a broad platform, utilizing in-house real estate professionals whose expertise span all phases of the real estate life cycle. Our staff is made up of experienced professionals in Acquisition, Finance, Entitlement and Development, all seasoned to pursue a consistent investment process that combines local market knowledge and hands-on expertise, creating value for our shareholders. As Beach City Capital reviews deals in coastal locations throughout Southern California, we strive to look for underutilized properties that lack their highest and best use. We focus on assets that are underperforming, mispriced, and mismanaged to add value and improve efficiencies. We use structured finance, an experienced team and government relations for entitlement review to find the true land residual before an acquisition. The firm is able to quickly find these opportunities by consistently analyzing key markets and being willing to compete against others using good sportsmanship. While Beach City Capital has extensive experience, what makes us successful is acknowledging that the real estate itself and best in-class service to our investors are the key factors in our Investment Platform s growth. Beach City Capital has long-standing presence in key markets throughout the United States with a decade of hands-on experience, intimate local market knowledge, and an extensive network of relationships with institutional and local banks, private equity firms, and family offices. This depth of experience and relationships with capital providers gives Beach City Capital a competitive advantage in identifying and closing attractive investments both on and off market. Our reputation has afforded us the opportunity to work with the best leaders in the industry, receiving attractive interest rates and optimal service with certainty. Once acquired and financed, we thoroughly manage the Development Process from Entitlements, Permit Management, Preconstruction and through Construction Management and Disposition. We minimize construction risk and manage all jobs to be on time and within budget. We leverage industry knowledge, experience and technology to monitor, report on and manage the delivery of projects. Our customer service entails monthly reports and thorough communication to investors. Each project is crafted with pristine excellence and perfection with hopes to create spaces that inspire and modernize everyday life. Our company mission is to improve the quality of life and community one project at a time. We plan to help enhance and enrich the urban fabric of the city and in doing so, we design our projects to be affordable, well-integrated, and positively impactful MITCHELL AVE

Location: 100-132 N Catalina Ave. Redondo Beach, CA Deal Size: $41M Debt: $28.1M Equity: $12.

50 411 W Franklin Ave. El Segundo, CA Additional Investment Opportunities: CATALINA VILLAGE 30 Unit Mixed-Use Development and 15,000 sf Retail Location: N Catalina Ave. Redondo Beach, CA Deal Size: $41M Debt: $28.1M Equity: $12.8M MITCHELL AVENUE 28 Unit Condominium Project Location: Mitchell Ave, Mar Vista, CA Deal Size: $26M Debt: $17.8M Equity: $8.1M CONTACT INFORMATION Beach City Capital 1240 Rosecrans Ave, Suite 120 (424) info@beachcitycapital.com

ASHWOOD AVE LOS ANGELES, CA OFFERING MEMORANDUM Ashwood Ave Los Angeles, CA 90066

ASHWOOD AVE LOS ANGELES, CA OFFERING MEMORANDUM Ashwood Ave Los Angeles, CA 90066 -------------------- OFFERING MEMORANDUM 3792 ASHWOOD AVE LOS ANGELES, CA 90066 7 UNITS IN MAR VISTA SHORT BIKE RIDE TO VENICE BEACH MARKETING PACKAGE OVERVIEW PRESENTED BY Kenny Stevens BRE# 01090251