BEACHWOOD APARTMENTS 1155 N. Beachwood Drive Los Angeles, CA 90038 $2,895,000 10 UNITS Kimberly R. Stepp 310.774.3830 krstepp@steppcommecial.com Tia Jones 310.774.3835 tjones@steppcommercial.com STEPP COMMERCIAL 1
BEACHWOOD APARTMENTS TABLE OF CONTENTS The Property Property Overview Property Photographs The Financials Rent Roll Financial Analysis - Summary Rent Comparables The Location Overview Map s About Hollywood Disclaimer & Confidentiality Agreement 3 4 6 8 9 10 12 13 14 16 19
THE PROPERTY STEPP COMMERCIAL 3
BEACHWOOD APARTMENTS PROPERTY OVERVIEW The Beachwood Apartments offer investors an excellent opportunity to own a stabilized asset in the prime Hollywood submarket of Los Angeles county with 41% rental upside. The corner lot property is comprised of one 2 bedroom + 1.5 bath units and nine 1 bedroom + 1 bath units featuring hardwood floors and ample parking. PRICE $2,895,000 ADDRESS 1155 N. Beachwood Drive CITY, STATE, ZIP Los Angeles, CA 90038 COUNTY Los Angeles YEAR BUILT 1961 NUMBER OF UNITS 10 BUILDING SIZE ± 7,196 SF LOT SIZE ± 6,749 SF CURRENT CAP 3.4% CURRENT GRM 17.9 MARKET CAP 5.2% MARKET GRM 12.7 UNIT MIX PARKING 9 (1 bedroom/1 bath) 1 (2 bedroom/1.5 bath) 10 Garages and 4 Spaces ZONING RENT CONTROL LAR3 Yes STEPP COMMERCIAL 4
INVESTMENT HIGHLIGHTS Desirable Hollywood Neighborhood Less than ½ mile from trendy Sunset Boulevard New Roof Upgraded Electrical Copper plumbing On-Site Laundry 14 Parking Spaces (10 Garages + 4 Spaces) UNIT AMENITIES Hardwood Floors Ceiling Fans Some Updated Kitchens Private Garages Custom Light Fixtures STEPP COMMERCIAL 5
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THE FINANCIALS STEPP COMMERCIAL 8
RENT ROLL Rent Roll UNIT # UNIT TYPE ACTUAL RENT MARKET RENT COMMENTS 1 1 Bed / 1 Bath $1,800 $1,800 Delivered vacant at COE 2 2 Bed / 1.5 Bath $1,796 $2,400 3 1 Bed / 1 Bath $1,128 $1,800 4 1 Bed / 1 Bath $1,060 $1,800 5 1 Bed / 1 Bath $1,355 $1,800 6 1 Bed / 1 Bath $1,060 $1,800 7 1 Bed / 1 Bath $1,180 $1,800 8 1 Bed / 1 Bath $1,172 $1,800 9 1 Bed / 1 Bath $1,074 $1,800 10 1 Bed / 1 Bath $1,478 $1,800 Monthly Rental $13,103 $18,600 Monthly Garages $300 $300 Monthly Laundry $65 $65 Total Monthly Income $13,468 $18,965 Scheduled Annual Income $161,616 $227,580 41% Upside Potential in Rents STEPP COMMERCIAL 9
FINANCIAL ANALYSIS - SUMMARY Pricing Summary PRICE $ 2,895,000 DOWN PAYMENT 56% $1,635,000 Building Data/Financial Indicators ADDRESS 1155 N. Beachwood Drive APN 5534-016-001 NUMBER OF UNITS 10 YEAR BUILT 1961 BUILDING SIZE 7,196 LOT SIZE 6,749 S.F. (35' x 50') CURRENT CAP RATE 3.4% CURRENT GRM 17.9 MARKET CAP RATE 5.2% MARKET GRM 12.7 PRICE PER SF $402 PRICE PER UNIT $289,500 Financial Summary LOAN AMOUNT $1,260,000 DOWN PAYMENT $1,635,000 TERM/INTEREST RATE 5 Yrs Fixed 3.86% MONTHLY PAYMENT $5,914 ANNUAL PAYMENT $70,970 LOAN-TO-VALUE 44% AMORTIZATION 30 PROPOSED/EXISTING Proposed Scheduled Rent Summary Unit Type No. of Units Rent Range Average Rent Market Rent 2/1.5 1 $1,796 $1,796 $2,400 1 9 $1,060 - $1,800 $1,256 $1,800 Expense Summary Per Unit Current Actuals Property Taxes 1.191% $3,448 $34,479 Property Insurance $285 $2,854 Water, Electric $471 $4,714 Management Fee 4.0% $634 $6,335 Gas $148 $1,478 Trash $165 $1651 Landscaping $72 $720 Pest Control $35 $350 Miscellaneous $150 $1,500 Repair Maintenance $650 $6,500 Total Expenses $60,581 Expenses Per Unit: $6,058 Expenses Per SF: $8.42 % of EGI 37.4% LOAN TERM 360 STEPP COMMERCIAL 10
FINANCIAL ANALYSIS - SUMMARY PROJECTED ANNUAL CASH FLOW CURRENT MARKET (PROJECTED) SCHEDULED GROSS INCOME $161,616 $223,860 LESS VACANCY (2%) $3,232 (5%) ($11,199) LESS EXPENSES ($60,581) ($62,757) NET OPERATING INCOME $97,803 $152,024 LESS LOAN PAYMENTS $70,970 ($70,970) PROJECTED CASH FLOW $26,833 $82,360 PLUS LOAN PRINCIPAL REDUCTION $22,737 $22,737 TOTAL RETURN (excluding appreciation and tax shelter) $49,567 $105,094 RETURN ON DOWN PAYMENT 3.0% 6.4% STEPP COMMERCIAL 11
Rent Comparables Address Unit Type Asking Rent Address Unit Type Asking Rent 1 723 N. Gramercy Place Los Angeles, CA 90038 1+1 $1,850 6 5732 Waring Avenue Los Angeles, CA 90038 2+1 $2,398 2 800 N. Las Palmas Ave Los Angeles, CA 90038 1+1 $1,895 7 6337 Lexington Avenue Los Angeles, CA 90038 2+2 $2,595 3 1311 N. Orange Drive Los Angeles, CA, 90038 1+1 $1,800 8 5957 Barton Avenue Los Angeles, CA 90038 2+1 $2,450 4 5930 Barton Avenue Los Angeles, CA 90038 1+1 $1,850 9 1660 Wilton Place Los Angeles, CA 90028 2+2 $2,400 5 752 N. Wilton Place Los Angeles, CA 90038 1+1 $1,900 10 821 Wilcox Avenue Los Angeles, CA 90038 2+2 $2,500 Average 1+1 $1,859 Average 2+2 $2,469 Beachwood Apartments 1155 N. Beachwood Drive Los Angeles, CA 90038 1+1 $1,117 Beachwood Apartments 1155 N. Beachwood Drive Los Angeles, CA 90038 2+1.5 $1,796 9 3 7 BEACHWOOD APARTMENTS 8 4 2 10 6 5 1 STEPP COMMERCIAL 12
THE LOCATION STEPP COMMERCIAL 13
STUDIO CITY Adjacent Neighborhoods HOLLYWOOD BEACHWOOD APARTMENTS WEST HOLLYWOOD SILVER LAKE BEVERLY HILLS LOS ANGELES STEPP COMMERCIAL 14
Hollywood, California BEACHWOOD APARTMENTS STEPP COMMERCIAL 15
Hollywood, California 1155 N. BEACHWOOD DRIVE EXCLUSIVE MULTI-FAMILY OFFERING Hollywood is a neighborhood in the city of Los Angeles in the Central L.A. region of Los Angeles County. It merged with Los Angeles in 1910 in order to obtain an adequate water supply. At approximately the same time, the film industry began to locate in the region, seeking to take advantage of natural sunlight that allowed year-round filming and a diverse southern California landscape that provided cheap scenery. In 1914, the director Cecil B. DeMille decided to locate his studio in Hollywood permanently, and other companies followed. By the 1920s, Hollywood had beaten out rivals such as Culver City and Burbank as the place most associated with the film industry, although in fact movie lots were scattered throughout the Los Angeles area. The growing power and romance of film made Hollywood a cultural icon and a major tourist attraction. In the 1950s and 1960s, Hollywood also began to attract television studios and record companies. While still home to many entertainment-related companies and remaining a popular destination for starstruck visitorsfor starstruck visitors, the area s actual role in the film production began to lag in the 1970s due to soaring production and living costs in Los Angeles. Today, the Hollywood area has an impressive number of development and redevelopment projects that are elevating the brand of the city making it an enticing place for creative businesses, tech, and entertainment companies. STEPP COMMERCIAL 16
COMMUNITY HIGHLIGHTS The Hollywood Sign is a landmark and American cultural icon located in Los Angeles, California. It is situated on Mount Lee, in the Hollywood Hills area of the Santa Monica Mountains. The sign overlooks Hollywood, Los Angeles. Grauman's Chinese Theatre is a movie palace on the historic Hollywood Walk of Fame at 6925 Hollywood Boulevard in Hollywood. Griffith Observatory is a facility in Los Angeles, California, sitting on the south-facing slope of Mount Hollywood in Los Angeles' Griffith Park. The Dolby Theatre is a live-performance auditorium in the Hollywood and Highland Center shopping mall and entertainment complex, on Hollywood Boulevard and Highland Avenue, in the Hollywood district of Los Angeles. The Hollywood Walk of Fame comprises more than 2,600 five-pointed terrazzo and brass stars embedded in the sidewalks along 15 blocks of Hollywood Boulevard and three blocks of Vine Street in Hollywood. Universal Studios Hollywood is a film studio and theme park in the Universal City county island area of the San Fernando Valley of Los Angeles County. STEPP COMMERCIAL 17
HOLLYWOOD - DEVELOPMENT PROJECTS One of many new and coming hotels in the central Hollywood area, the futuristic Dream Hollywood Hotel on Selma near Cahuenga is gearing up for its opening this summer. New renderings of the structure give a peek at one of the 179 guest rooms inside the 10-story hotel, the double-height lobby, and the landscaped "public alley" that will link up the five eateries and nightlife spots in and adjacent to the hotel. The Argyle Hotel, a 16-story, 220-room hotel at 1800 N Argyle Ave in Hollywood - not far from Capitol Records - has opened its doors. This is one of three high-rise projects underway at the intersection of Argyle Avenue and Yucca Street. Designed by San Diego s ACRM Architects, the 184-foot tower will have a swimming pool on the fifth level and parking for 93 cars on four levels, three above grade and one below. The hotel also has a restaurant, meeting space and banquet facilities. When Chef Greg Bernhardt and Nicolas Fanucci joined forces with Plan Do See hospitality group for an iconic Hollywood restaurant, they had to jump at the opportunity to revive Hollywood's grand dining scene. Formerly home to CBS Studios, this Sunset Blvd-facing space once served media titans just steps from their offices. And now, with the stylish Neuehouse space next door and a slew of modern concepts like Sugarfish and sweetgreen, Paley is poised to bring back a sophisticated new dining experience for the 21st century crowd. Hollywood is becoming somewhat of a fitness mecca. Following SoulCycle and Barry's Bootcamp openings at Eastown, Equinox is set to debut a stunning new space at mixed-user The Camden on Vine Street this fall. The luxury fitness craze's Hollywood space will cover a generous 38,000-square-feet and will host a range of cool perks. In addition to housing four studios where fitness fiends can take in barre, Pilates, and more classes, this location will also offer a full-on spa, a juice bar, and yes! saltwater and plunge pools. STEPP COMMERCIAL 18
Disclaimer & Confidentiality Agreement The material contained in this document is confidential, furnished solely for the purpose offering a broker s opinion of value for the property described therein and is not to be copied and/or used for any purpose or made available to any other person without the express written consent of Stepp Commercial. In accepting this, the recipient agrees to keep all material contained herein confidential. This broker s opinion of value has been prepared to provide the seller(s) with a preliminary value for the property described herein. It does not, however, purport to present all material information regarding the subject property, and it is not a substitute for a thorough due diligence investigation. Stepp Commercial and Seller have not made any investigation of the actual property, the tenants, the operating history, financial reports, leases, square footage, age or any other aspect of the property, including but not limited to any potential environmental problems that may exist and make no warranty or representation whatsoever concerning these issues. The information contained in this informational package has been obtained from sources we believe to be reliable; however, Stepp Commercial and Seller have not conducted any investigation regarding these matters and make no warranty or representation whatsoever regarding the accuracy or completeness of the information provided. Any pro formas, projections, opinions, assumptions or estimates used are for example only and do not necessarily represent the current or future performance of the property. Stepp Commercial and Seller strongly recommend that prospective purchasers conduct an in-depth investigation of every physical and financial aspect of the property to determine if the property meets their needs and expectations. We also recommend that prospective purchasers consult with their tax, financial and legal advisors on any matter that may affect their decision to purchase the property and the subsequent consequences of ownership. All parties are advised that in any property the presence of certain kinds of molds, funguses, or other organisms may adversely affect the property and the health of some individuals. Stepp Commercial recommends, if prospective buyers have questions or concerns regarding this issue, that prospective buyers conduct further inspections by a qualified professional. The Seller retains the right to withdraw, modify or cancel this offer to sell at any time and without any notice or obligation. Any sale is subject to the sole and unrestricted approval of Seller, and Seller shall be under no obligation to any party until such time as Seller and any other necessary parties have executed a contract of sale containing terms and conditions acceptable to Seller and such obligations of Seller shall only be those in such contract of sale. STEPP COMMERCIAL 19
Kimberly R. Stepp 310.774.3830 krstepp@steppcommercial.com Tia Jones 310.774.3834 tjones@steppcommercial.com LA's LEADING MULTI-FAMILY BROKERS* 28 CLOSED TRANSACTIONS IN 2017 $91 M SOLD IN 2017 $83 M IN ACTIVE LISTINGS * TOP MULTI-FAMILY BROKER IN L.A. COUNTY The No.1 apartment team for transaction volume in 2016.