4739 Point Loma Ave San Diego, Ca 92107
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1 Ave San Diego, Ca 92107
2 SECTION I Pricing & Financials
3 EXECUTIVE SUMMARY Ave San Diego, Ca Acquisition Costs Purchase Price, Points and Closing Costs $1,350,000 Investment - Cash $270,000 First Loan $1,080,000 Investment Information Purchase Price $1,350,000 Price per Tenant $675,000 Price per Sq. Ft. $ Income, Expenses & Cash Flow Gross Scheduled Income $68,400 Total Vacancy and Credits $0 Operating Expenses ($14,677) Net Operating Income $53,723 Debt Service ($71,566) Cash Flow Before Taxes ($17,843) Financial Indicators Cash on Cash Return Before Taxes -6.61% Debt Coverage Ratio 0.75 Capitalization Rate 3.98% Gross Income / Square Feet $30.45 Gross Expenses / Square Feet ($6.53) Operating Expense Ratio 21.46% Page 3
4 INVESTMENT DETAILS Ave San Diego, Ca ANALYSIS Analysis Date September 2018 PROPERTY Property Property Address Ave San Diego, Ca Year Built 1968 PURCHASE INFORMATION Property Type Mixed-Use Purchase Price $1,350,000 Tenants 2 Total Rentable Sq. Ft. 2,246 FINANCIAL INFORMATION Down Payment $270,000 LOANS Type Debt Term Amortization Rate Payment LO Costs Fixed $1,080, years 30 years 5.25% $5,964 INCOME & EXPENSES Gross Operating Income $68,400 Monthly GOI $5,700 Total Annual Expenses ($14,677) Monthly Expenses ($1,223) Page 4
5 TENANT MIX REPORT Ave San Diego, Ca Suite Tenants Approx. SqFt Avg. Rents Monthly Mkt Rents Monthly A Residential/TOP Floor 1406 $3,000 $3,000 $3,300 $3,300 B Residential/ Bottom 1406 $2,700 $2,700 $3,300 $3, ,812 $5,700 $6,600 TENANT MIX TENANT MIX SQUARE FEET Residential/TOP Floor Residential/ Bottom floor Residential/TOP Floor Residential/ Bottom floor TENANT MIX INCOME TENANT MIX MARKET INCOME Residential/TOP Floor Residential/ Bottom floor Residential/TOP Floor Residential/ Bottom floor Page 5
6 PRO FORMA SUMMARY Ave San Diego, Ca INCOME Description Actual Per SF Market Per SF Gross Potential Rent $68,400 $30.45 $79,200 $35.26 Less: Vacancy $0 $0.00 ($2,376) ($1.06) Reimbursements $0 $0.00 $14,000 $6.23 Effective Gross Income $68,400 $30.45 $90,824 $40.44 OPERATING EXPENSES Description Actual Per SF Market Per SF Property Management Fee $0 $0.00 $4,752 $2.12 Building Insurance $2,000 $0.89 $2,400 $1.07 Grounds Maintenance $1,000 $0.45 $0 $0.00 Handy Man $1,000 $0.45 $1,000 $0.45 Management Fees $0 $0.00 $4,500 $2.00 Taxes - Personal Property $0 $0.00 $14,560 $6.48 Taxes - Real Estate $4,677 $2.08 $0 $0.00 Utilities $0 $0.00 $2,500 $1.11 Utility - Electricity $2,400 $1.07 $1,200 $0.53 Utility - Other $3,600 $1.60 $1,000 $0.45 Total Expenses ($14,677) ($6.53) ($31,912) ($14.21) NET OPERATING INCOME $53,723 $23.92 $58,912 $26.23 Page 6
7 PRO FORMA SUMMARY Ave San Diego, Ca TENANT ANNUAL SCHEDULED INCOME Tenant Actual Market Residential/TOP Floor $36,000 $39,600 Residential/ Bottom floor $32,400 $39,600 TOTALS $68,400 $79,200 INVESTMENT SUMMARY Price: $1,350,000 Year Built: 1968 Tenants: 2 RSF: 2,246 Price/RSF: $ Lot Size: 2,280 sf Floors: 2 Parking Spaces: 4 APN: Cap Rate: 3.98% Market Cap Rate: 4.36% FINANCING SUMMARY Loan Amount: $1,080,000 Down Payment: $270,000 Loan Type: Fixed Interest Rate: 5.25% Term: 30 years Monthly Payment: $5,964 DCR:.75 ANNUALIZED INCOME Description Actual Market Gross Potential Rent $68,400 $79,200 Less: Vacancy $0 ($2,376) Reimbursements $0 $14,000 Effective Gross Income $68,400 $90,824 Less: Expenses ($14,677) ($31,912) Net Operating Income $53,723 $58,912 Debt Service ($71,566) ($71,566) Net Cash Flow after Debt Service ($17,843) ($12,654) Principal Reduction $15,229 $15,229 Total Return ($2,614) $2,575 ANNUALIZED EXPENSES Description Actual Market Property Management Fee $0 $4,752 Building Insurance $2,000 $2,400 Grounds Maintenance $1,000 $0 Handy Man $1,000 $1,000 Management Fees $0 $4,500 Taxes - Personal Property $0 $14,560 Taxes - Real Estate $4,677 $0 Utilities $0 $2,500 Utility - Electricity $2,400 $1,200 Utility - Other $3,600 $1,000 Total Expenses $14,677 $31,912 Expenses Per RSF $6.53 $14.21 Page 7
8 SECTION II Property Description
9 PROPERTY DESCRIPTION Ave San Diego, Ca Commercially zoned with heavy foot traffic; units can be utilized for retail, residential and mixed use. Two level 3 bed/2 bath units in a stand alone building, currently being used as residential units. The building is just 1/2 a block from the sunset cliffs beaches. Located within the Sunset Cliffs neighborhood or Point Loma and Ocean beach neighborhood. Superb location quickly growing with new restaurants, coffee shops, fitness clubs and office buildings. Upper unit enjoys ocean views and a private deck. Both units are completed with granite counters, tile & hardwood floors. The zoning is CC-2-4. Parking on site. Perfect for owner, user, SBA loan, 2-4 residential financing and / or expansion for your perfect work/live property. Page 9
10 FLOORPLAN SKETCH Borrower: File No.: Avenue Property Address: Case No.: City: State: CA Zip: Lender:
11 PROPERTY PHOTOS Ave San Diego, Ca Ave Residential/Commercial/Mixed Use Front Living upstairs parking PP-4.jpg PP-5.jpg Page 11
12 LOCATION MAP Ave San Diego, Ca Page 12
13 AERIAL MAP Ave San Diego, Ca Page 13
14 SECTION III Comparables
15 RECENT SALE COMPARABLES Ave San Diego, Ca % Cap Rate 7% 6% 5% 4% 3% Avg % 1% Subject $728 Price per Sq. Ft. $637 $546 $455 Avg. $ $364 $273 $182 $91 Subject Page 15
16 RECENT SALE COMPARABLES Ave San Diego, Ca S Ave San Diego, Ca Sale Price $1,350,000 Tenants 2 Price/Tenant $675,000 Price/SqFt $ Cap Rate 3.98% Year Built Sale Date 7/19/ Brighton Ave San Diego, CA Sale Price $1,800,000 Tenants 5 Price/Tenant $360,000 Price/SqFt $ Cap Rate 1.38% Year Built Sale Date 4/3/ Santa Monica Ave San Diego, CA Sale Price $915,000 Tenants 4 Price/Tenant $228,750 Price/SqFt $ Cap Rate N/A Year Built N/A Page 16
17 RECENT SALE COMPARABLES Ave San Diego, Ca Sale Date 6/21/ Cape May Ave San Diego, CA Sale Price $3,000,000 Tenants 5 Price/Tenant $600,000 Price/SqFt $ Cap Rate N/A Year Built N/A 4 Sale Date 3/5/ Whittier St San Diego, CA Sale Price $815,000 Tenants 2 Price/Tenant $407,500 Price/SqFt $ Cap Rate 4.0% Year Built N/A 5 Sale Date 1/22/ Coronado Ave San Diego, CA Sale Price $2,130,000 Tenants 4 Price/Tenant $532,500 Price/SqFt $ Cap Rate 4.0% Year Built 1952 Page 17
18 RECENT SALE COMPARABLES Ave San Diego, Ca Sale Date 6/21/2018 Body shop 3776 Riley San Diego, Ca Sale Price $1,200,000 Tenants 1 Price/Tenant $1,200,000 Price/SqFt $ Cap Rate N/A Year Built Sale Date 6/27/ Rosecrans 1310 Rosecrans San Diego, CA Sale Price $3,000,000 Tenants 0 Price/Tenant N/A Price/SqFt $ Cap Rate N/A Year Built 1979 Page 18
19 RECENT SALE COMPARABLES Ave San Diego, Ca S Ave San Diego, Ca, $1,350, Brighton Ave San Diego, CA, $1,800, Santa Monica Ave San Diego, CA, $915, Cape May Ave San Diego, CA, $3,000, Riley San Diego, Ca, $1,200, Whittier St San Diego, CA, $815, Rosecrans San Diego, CA, $3,000, Coronado Ave San Diego, CA, $2,130,000 Page 19
20 SECTION IV Market Overview
21 DEMOGRAPHICS Ave San Diego, Ca Population Characteristic 1 Mile 3 Mile 5 Mile Ages ,013 5,978 Ages ,328 5,940 Ages ,685 4,394 Ages ,281 3,784 Ages ,539 5,397 Ages ,334 8,099 Ages ,307 11,079 Ages ,205 5,113 13,079 Ages ,354 5,309 13,116 Ages ,382 5,087 11,978 Ages ,298 4,599 10,511 Ages ,201 4,167 9,154 Ages ,117 3,773 8,027 Ages ,210 6,637 Ages ,558 5,103 Ages ,877 3,852 Ages ,313 2,975 Race Characteristic 1 Mile 3 Mile 5 Mile Non Hispanic White 14,574 53, ,293 Population Black 30 1,480 3,492 Population Am In/AK Nat Household Income 1 Mile 3 Mile 5 Mile Median Household Income $68,203 $62,266 $65,744 < $ ,393 3,492 $10000-$ ,382 2,498 $15000-$ ,540 2,574 $20000-$ ,231 2,152 $25000-$ ,030 2,430 $30000-$ ,103 2,484 $35000-$ ,098 2,308 $40000-$ ,445 2,871 $45000-$ ,158 2,609 $50000-$ ,095 4,434 $60000-$ ,849 5,985 $75000-$ ,109 3,737 8,160 $ $ ,137 5,030 $ $ ,359 3,322 $ $ ,739 4,006 > $ ,876 3,985 Characteristic Housing 1 Mile 3 Mile Housing Units 7,618 31,112 Occupied Housing Units 7,097 28,549 Owner Occupied Housing Units 2,726 11,596 Renter Occupied Housing Units 4,371 16,953 Vacant Housing Units 521 2,563 Page 21
22 PROFESSIONAL BIO Ave San Diego, Ca AJ has worked in real estate since 2002, and is a licensed CA Broker. She has extensive experience in both residential and commercial real estate, and has been a consistent Top 5 Producer for more than 10 years in a row. AJ s experience extends throughout Southern California, and has worked with many of the large residential and commercial brokerage houses. Along with closing hundreds of transactions on her own, she as built commercial teams, created short sale platforms, and contributed to building and supporting businesses all around real estate. AJ is experienced and well-versed in all aspects of the industry, which has been learned from experience, leadership, and ownership of assets. She is a veteran real estate professional who specializes in finding and marketing unique commercial and residential development opportunities. Owners and developers seek out her services as a result of her entrepreneurial spirit, and her proven ability to see and create real estate value. AJ is dedicated to upholding the highest standards of client service, and she has shown this at the highest levels. She is an avid student of leadership and a proponent of personal accountability, which translates to better service for her clients. AJ lives with her small children in Point Loma, and is most-passionate about them. Her hobbies include biking, fitness, nutrition and bodybuilding and traveling. She is a strong advocate of fitness, along with introspective programs such as yoga, mindfulness, and emotional and artistic expression. Page 22
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